Hudson Plan · Huger, SC 29450

$499,990

4 bd · 2.5 ba · 2,718 sqft · SingleFamily · 277 Days on market

Excellent condition

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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 +7.5/15.0
• Cash flow +5.7/30.0
• 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 +1.2/10.0
• DSCR +0.1/10.0

Listing remarks

Welcome to Cainhoy Preserve by Ryan Homes, where Lowcountry charm meets modern convenience just minutes from Mt. Pleasant. Enjoy easy access to Point Hope, local shopping and dining, and Charleston's beautiful beaches while coming home to a community designed for a relaxed coastal lifestyle. The Hudson offers functional living with spaces that adapt to your needs. A versatile flex room can become a home office, playroom, or hobby space, while the open family room flows seamlessly into the kitchen and dining area. White cabinetry, quartz countertops, and stainless steel appliances bring style and convenience to the heart of the home.

Key facts

• Double bowl vanity
• Quiet study
• Family entry

Tags

• SPACIOUS FAMILY ROOM
• GOURMET KITCHEN
• FAMILY ENTRY
• QUIET STUDY
• ABUNDANT CLOSET SPACE
• DOUBLE BOWL VANITY

🏗️ New construction. The $499,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $509,222.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $500k. 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 $360k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (37.0% below list).
• Recommended offer: $315k (37.0% 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); Hanahan High (math 52% / reading 87%, grade B, #60 of 196 statewide, top 32%, 1,040 students, 29% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of loan paydown is wiped out by about $6k 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 277 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.

Recommended offer $315,000 (37.0% 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 277 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.67%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $509,222
• List price: $499,990
• Delta: -1.81%
• 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
137 Royal Cainhoy Way	0.49mi	4/2.5	2,602 (-4%)	15mo	$540,457	$208	58
128 Royal Cainhoy Way	0.42mi	4/3.0	2,602 (-4%)	17mo	$527,940	$203	57
107 Royal Cainhoy Way	0.40mi	5/3.0 (+1)	2,602 (-4%)	14mo	$504,890	$194	56
121 Royal Cainhoy Way	0.44mi	5/3.0 (+1)	2,602 (-4%)	14mo	$474,690	$182	54
104 Royal Cainhoy Way	0.36mi	4/3.5	2,394 (-12%)	10mo	$524,990	$219	50
106 Royal Cainhoy Way	0.37mi	4/3.5	2,394 (-12%)	12mo	$499,890	$209	49
154 Royal Cainhoy Way	0.42mi	4/3.5	2,394 (-12%)	14mo	$453,687	$190	45
163 Royal Cainhoy Way	0.39mi	4/3.5	2,394 (-12%)	16mo	$534,890	$223	45
125 Royal Cainhoy Way	0.45mi	3/2.5 (-1)	2,394 (-12%)	14mo	$489,990	$205	43
118 Royal Cainhoy Way	0.39mi	3/2.5 (-1)	2,394 (-12%)	17mo	$520,415	$217	42
147 Royal Cainhoy Way	0.47mi	4/3.5	2,394 (-12%)	17mo	$499,615	$209	40
132 Royal Cainhoy Way	0.44mi	3/2.5 (-1)	2,394 (-12%)	18mo	$514,790	$215	39

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: -17.8%
• Equity multiple: 0.25×
• Total profit: $-106,601
• Equity at exit: $120,085

10-year hold

• IRR: -11.2%
• Equity multiple: 0.03×
• Total profit: $-138,411
• Equity at exit: $123,698

Cash invested: $142,582 (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: 6 active · 5 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $484,990 ($207/sqft)
• Median days on market: 143 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: -9.5% 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: 13.2×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$2,670
• Tax est. 1.5%: −$637 /mo · $7,638/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-1,031

Break-even live

Break-even rent $4,455

Max offer price $360,090

Occupancy floor —

Sensitivity live

Price	-10% $-679	-5% $-855	+0% $-1,031	+5% $-1,207	+10% $-1,383
Rent	-10% $-1,279	-5% $-1,155	+0% $-1,031	+5% $-906	+10% $-782
Rate	-1.0pp $-774	-0.5pp $-901	base $-1,031	+0.5pp $-1,163	+1.0pp $-1,297

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: $127,306
• Closing costs: $15,277
• 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	1.49mi
158 Brightwood Dr Huger, SC	4.0	3.5	2760	$3,150	$1.14	10d	1	1.49mi

Property features AI

Finance

• Other: Listing status: ActiveList price: $509,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Hudson plan (new construction plan)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Open living area of approximately 2718 total living space

Listing history 50 events

1. 2026-11-08
   days on market $499,990 Active 277 DOM
2. 2026-11-07
   days on market $499,990 Active 276 DOM
3. 2026-11-06
   days on market $499,990 Active 275 DOM
4. 2026-11-05
   days on market $499,990 Active 274 DOM
5. 2026-11-04
   days on market $499,990 Active 273 DOM
6. 2026-11-02
   days on market $499,990 Active 271 DOM
7. 2026-11-01
   days on market $499,990 Active 270 DOM
8. 2026-11-01
   days on market $499,990 Active 269 DOM
9. 2026-10-30
   days on market $499,990 Active 268 DOM
10. 2026-10-29
    days on market $499,990 Active 267 DOM
11. 2026-10-28
    days on market $499,990 Active 266 DOM
12. 2026-10-27
    days on market $499,990 Active 265 DOM
13. 2026-10-26
    days on market $499,990 Active 264 DOM
14. 2026-10-26
    days on market $499,990 Active 263 DOM
15. 2026-10-24
    days on market $499,990 Active 262 DOM
16. 2026-10-23
    days on market $499,990 Active 261 DOM
17. 2026-10-22
    days on market $499,990 Active 260 DOM
18. 2026-10-21
    days on market $499,990 Active 259 DOM
19. 2026-10-20
    days on market $499,990 Active 258 DOM
20. 2026-10-19
    days on market $499,990 Active 257 DOM
21. 2026-10-18
    days on market $499,990 Active 256 DOM
22. 2026-10-17
    days on market $499,990 Active 255 DOM
23. 2026-10-16
    days on market $499,990 Active 254 DOM
24. 2026-10-15
    days on market $499,990 Active 253 DOM
25. 2026-10-14
    days on market $499,990 Active 252 DOM
26. 2026-10-13
    days on market $499,990 Active 251 DOM
27. 2026-10-12
    days on market $499,990 Active 250 DOM
28. 2026-10-11
    days on market $499,990 Active 249 DOM
29. 2026-10-10
    days on market $499,990 Active 248 DOM
30. 2026-10-09
    days on market $499,990 Active 247 DOM
31. 2026-10-08
    days on market $499,990 Active 246 DOM
32. 2026-10-07
    days on market $499,990 Active 245 DOM
33. 2026-10-06
    days on market $499,990 Active 244 DOM
34. 2026-10-05
    days on market $499,990 Active 243 DOM
35. 2026-10-04
    days on market $499,990 Active 242 DOM
36. 2026-10-04
    days on market $499,990 Active 241 DOM
37. 2026-10-02
    days on market $499,990 Active 240 DOM
38. 2026-10-01
    days on market $499,990 Active 239 DOM
39. 2026-09-30
    days on market $499,990 Active 238 DOM
40. 2026-09-29
    days on market $499,990 Active 237 DOM
41. 2026-09-28
    days on market $499,990 Active 236 DOM
42. 2026-09-27
    days on market $499,990 Active 235 DOM
43. 2026-09-25
    days on market $499,990 Active 233 DOM
44. 2026-09-24
    days on market $499,990 Active 232 DOM
45. 2026-09-23
    days on market $499,990 Active 231 DOM
46. 2026-09-22
    days on market $499,990 Active 230 DOM
47. 2026-09-21
    days on market $499,990 Active 229 DOM
48. 2026-09-19
    days on market $499,990 Active 227 DOM
49. 2026-09-18
    pricedays on market $499,990 Active 226 DOM
50. 2026-09-17
    days on market $489,990 Active 225 DOM

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

Taxation est. · year 1

• Rental income: $37,800
• − Mortgage interest: −$28,524
• − Property taxes: −$7,638
• − Insurance: −$2,546
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$14,814
• Taxable loss: −$21,771
• Est. tax savings @ 24.0%: +$5,225
• After-tax cash flow: $-7,143/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would be a great investment.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

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

• Other: Listing status: ActiveList price: $509,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Hudson plan (new construction plan)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Open living area of approximately 2718 total living space