201 E Branch Dr · Huger, SC 29450

$489,990

4 bd · 2.5 ba · 2,197 sqft · SingleFamily · 157 Days on market

Built 2026 Excellent condition 7,405 sqft lot 2-car garage $223/sqft · at area comps Est $497k · at est. $75/mo HOA · 2% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +8.2/15.0
• Cash flow +5.8/30.0
• Condition / age +4.8/5.0
• Appreciation +4.4/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.2/10.0

Listing remarks

Welcome to Cainhoy Preserve by Ryan Homes, the only new homes 20 minutes to Mount Pleasant from the $400s.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $490k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (35.7% below list).
• Recommended offer: $315k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.1% in Huger — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• At $3,150/mo this rent would consume 72% of the median local household income ($52k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($431k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,000 (35.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 13.0

CMA / ARV

• ARV (median comp): $497,314
• List price: $489,990
• Delta: -1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 E Branch Dr	0.10mi	4/2.5	2,114 (-4%)	4mo	$444,375	$210	86
123 Royal Cainhoy Way	0.36mi	4/2.5	2,260 (+3%)	14mo	$449,465	$199	67
104 Royal Cainhoy Way	0.32mi	4/3.5	2,394 (+9%)	10mo	$524,990	$219	58
106 Royal Cainhoy Way	0.32mi	4/3.5	2,394 (+9%)	12mo	$499,890	$209	56
154 Royal Cainhoy Way	0.33mi	4/3.5	2,394 (+9%)	14mo	$453,687	$190	54
163 Royal Cainhoy Way	0.29mi	4/3.5	2,394 (+9%)	16mo	$534,890	$223	54
125 Royal Cainhoy Way	0.38mi	3/2.5 (-1)	2,394 (+9%)	14mo	$489,990	$205	51
119 Royal Cainhoy Way	0.36mi	3/2.0 (-1)	1,913 (-13%)	8mo	$489,000	$256	47
124 Royal Cainhoy Way	0.34mi	3/2.0 (-1)	1,913 (-13%)	12mo	$421,640	$220	46
153 Royal Cainhoy Way	0.35mi	3/2.0 (-1)	1,913 (-13%)	12mo	$439,040	$230	45
161 Royal Cainhoy Way	0.30mi	3/2.0 (-1)	1,913 (-13%)	15mo	$539,015	$282	45
148 Royal Cainhoy Way	0.35mi	3/2.0 (-1)	1,913 (-13%)	16mo	$449,815	$235	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.23×
• Total profit: $-105,509
• Equity at exit: $115,549

10-year hold

• IRR: -11.7%
• Equity multiple: -0.02×
• Total profit: $-139,272
• Equity at exit: $119,026

Cash invested: $137,197 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 7 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $474,990 ($232/sqft)
• Median days on market: 186 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: -2.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29450

• Home prices YoY: -0.2%
• Active inventory: 105
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$2,570
• Tax est. 1.5%: −$612 /mo · $7,350/yr
• Insurance: −$204
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$75
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-1,039

Break-even live

Break-even rent $4,465

Max offer price $339,621

Occupancy floor —

Sensitivity live

Price	-10% $-701	-5% $-870	+0% $-1,039	+5% $-1,208	+10% $-1,378
Rent	-10% $-1,288	-5% $-1,164	+0% $-1,039	+5% $-915	+10% $-790
Rate	-1.0pp $-792	-0.5pp $-915	base $-1,039	+0.5pp $-1,166	+1.0pp $-1,295

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $122,498
• Closing costs: $14,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Brightwood Dr Huger, SC	4.0	3.5	2760	$3,150	$1.14	11d	1	1.48mi
158 Brightwood Dr Huger, SC	4.0	3.5	2760	$3,150	$1.14	10d	1	1.48mi

Property features AI

Finance

• HOA & community: Annual association fee of $900Community includes walk/jog trailsLocated in the Cainhoy Preserve subdivision

Exterior

• Parking: Attached 2-car garageOff-street parking
• Utilities: Public sewerBCW & SA water serviceBerkeley Electric Cooperative power
• Home design: Single-family detached homeTwo levels
• Construction: Residential construction
• Exterior features: Architectural roofLot size between 0 and 0.5 acreNo other detached structures notedWalk/jog trails in the community

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePantry and kitchen island
• Bedrooms: 4 bedroomsPrimary suite located on the upper level with a walk-in closet
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2.5 bathrooms (total)
• Heating & cooling: Electric heating
• Interior features: Smooth ceilingsHigh ceilingsKitchen islandWalk-in closetsFamily roomPantry
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

Listing history 50 events

1. 2026-11-08
   days on market $489,990 Active 157 DOM
2. 2026-11-07
   days on market $489,990 Active 156 DOM
3. 2026-11-06
   days on market $489,990 Active 155 DOM
4. 2026-11-05
   days on market $489,990 Active 154 DOM
5. 2026-11-04
   days on market $489,990 Active 153 DOM
6. 2026-11-02
   days on market $489,990 Active 151 DOM
7. 2026-11-01
   days on market $489,990 Active 150 DOM
8. 2026-11-01
   days on market $489,990 Active 149 DOM
9. 2026-10-30
   days on market $489,990 Active 148 DOM
10. 2026-10-29
    days on market $489,990 Active 147 DOM
11. 2026-10-28
    days on market $489,990 Active 146 DOM
12. 2026-10-27
    days on market $489,990 Active 145 DOM
13. 2026-10-26
    days on market $489,990 Active 144 DOM
14. 2026-10-26
    days on market $489,990 Active 143 DOM
15. 2026-10-24
    days on market $489,990 Active 142 DOM
16. 2026-10-23
    days on market $489,990 Active 141 DOM
17. 2026-10-22
    days on market $489,990 Active 140 DOM
18. 2026-10-21
    days on market $489,990 Active 139 DOM
19. 2026-10-20
    days on market $489,990 Active 138 DOM
20. 2026-10-19
    days on market $489,990 Active 137 DOM
21. 2026-10-18
    days on market $489,990 Active 136 DOM
22. 2026-10-17
    days on market $489,990 Active 135 DOM
23. 2026-10-16
    days on market $489,990 Active 134 DOM
24. 2026-10-15
    days on market $489,990 Active 133 DOM
25. 2026-10-14
    days on market $489,990 Active 132 DOM
26. 2026-10-13
    days on market $489,990 Active 131 DOM
27. 2026-10-12
    days on market $489,990 Active 130 DOM
28. 2026-10-11
    days on market $489,990 Active 129 DOM
29. 2026-10-10
    days on market $489,990 Active 128 DOM
30. 2026-10-09
    days on market $489,990 Active 127 DOM
31. 2026-10-08
    days on market $489,990 Active 126 DOM
32. 2026-10-07
    days on market $489,990 Active 125 DOM
33. 2026-10-06
    days on market $489,990 Active 124 DOM
34. 2026-10-05
    days on market $489,990 Active 123 DOM
35. 2026-10-04
    days on market $489,990 Active 122 DOM
36. 2026-10-04
    price $489,990 Active 121 DOM
37. 2026-10-01
    days on market $479,990 Active 121 DOM
38. 2026-09-30
    days on market $479,990 Active 120 DOM
39. 2026-09-29
    days on market $479,990 Active 119 DOM
40. 2026-09-28
    days on market $479,990 Active 118 DOM
41. 2026-09-27
    days on market $479,990 Active 117 DOM
42. 2026-09-25
    days on market $479,990 Active 115 DOM
43. 2026-09-24
    days on market $479,990 Active 114 DOM
44. 2026-09-23
    days on market $479,990 Active 113 DOM
45. 2026-09-22
    days on market $479,990 Active 112 DOM
46. 2026-09-21
    days on market $479,990 Active 111 DOM
47. 2026-09-19
    days on market $479,990 Active 109 DOM
48. 2026-09-18
    days on market $479,990 Active 108 DOM
49. 2026-09-17
    days on market $479,990 Active 107 DOM
50. 2026-09-16
    days on market $479,990 Active 106 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,800
• − Mortgage interest: −$27,447
• − Property taxes: −$7,350
• − Insurance: −$3,247
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − HOA: −$900
• − Depreciation: −$14,254
• Taxable loss: −$21,447
• Est. tax savings @ 24.0%: +$5,147
• After-tax cash flow: $-7,323/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-family home in Cainhoy Preserve by Ryan Homes is in excellent condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance curb appeal and smart home features.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers. ↑
• Both Add smart home features — Improves convenience and can be a selling point for buyers. ↑
• Both Add a smart thermostat — Enhances energy efficiency and can be a selling point for buyers. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Cainhoy Elementary F SC #594/597 Nat'l #40,092/41,679 Middle Philip Simmons Middle F SC #82/229 Nat'l #6,151/14,009 High Philip Simmons High B SC #73/196 Nat'l #2,514/17,239

Schools (NCES district)

• District: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Huger

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Berkeley · 254,184 people
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 3,124
• Household income: $52,500
• Rent vs Own: 8.2% rent · 91.8% own

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Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Languages at home: 96% English-only · Spanish 3%

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Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Annual association fee of $900Community includes walk/jog trailsLocated in the Cainhoy Preserve subdivision

Exterior

• Parking: Attached 2-car garageOff-street parking
• Utilities: Public sewerBCW & SA water serviceBerkeley Electric Cooperative power
• Home design: Single-family detached homeTwo levels
• Construction: Residential construction
• Exterior features: Architectural roofLot size between 0 and 0.5 acreNo other detached structures notedWalk/jog trails in the community

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowavePantry and kitchen island
• Bedrooms: 4 bedroomsPrimary suite located on the upper level with a walk-in closet
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2.5 bathrooms (total)
• Heating & cooling: Electric heating
• Interior features: Smooth ceilingsHigh ceilingsKitchen islandWalk-in closetsFamily roomPantry
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

Price history

+5.3% since first listed

5 events — show timeline

• 2026-06-02 Listed $494,990 Charleston Trident MLS
• 2026-06-02 Listing Removed — Charleston Trident MLS
• 2026-03-10 Price Changed $489,990 Charleston Trident MLS
• 2026-02-26 Price Changed $479,990 Charleston Trident MLS
• 2026-02-04 Listed $469,990 Charleston Trident MLS