Hudson Plan · Huger, SC 29450

$499,990

4 bd · 2.5 ba · 2,718 sqft · SingleFamily · 232 Days on market

Excellent condition

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Why this score? — see what drove the D- 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 +6.8/30.0
• 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 +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

Welcome to Cainhoy Preserve by Ryan Homes, where Lowcountry charm meets modern convenience. Stay close to the people and places you love with a new single-family home just minutes from Mt. Pleasant. The Hudson single-family home fits the way you live. Flex space can be used as a playroom, a library and more. Gather in the spacious family room, which flows into the dining room and gourmet kitchen, separated by a convenient breakfast bar. Off the 2-car garage, a family entry controls clutter, while a quiet study is tucked away. Upstairs, 3 bedrooms offer abundant closet space and a full bath provides privacy.

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 — $509,576.

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 $-788 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $396k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (30.8% below list).
• Recommended offer: $346k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 98 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• At $3,461/mo this rent would consume 79% 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 232 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.

Recommended offer $346,083 (30.8% 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 232 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.62%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $509,576
• List price: $499,990
• Delta: -3.84%
• 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%)	13mo	$540,457	$208	59
128 Royal Cainhoy Way	0.42mi	4/3.0	2,602 (-4%)	16mo	$527,940	$203	58
107 Royal Cainhoy Way	0.40mi	5/3.0 (+1)	2,602 (-4%)	12mo	$504,890	$194	57
121 Royal Cainhoy Way	0.44mi	5/3.0 (+1)	2,602 (-4%)	12mo	$474,690	$182	55
104 Royal Cainhoy Way	0.36mi	4/3.5	2,394 (-12%)	9mo	$524,990	$219	52
106 Royal Cainhoy Way	0.37mi	4/3.5	2,394 (-12%)	10mo	$499,890	$209	50
154 Royal Cainhoy Way	0.42mi	4/3.5	2,394 (-12%)	12mo	$453,687	$190	47
163 Royal Cainhoy Way	0.39mi	4/3.5	2,394 (-12%)	14mo	$534,890	$223	46
125 Royal Cainhoy Way	0.45mi	3/2.5 (-1)	2,394 (-12%)	12mo	$489,990	$205	44
118 Royal Cainhoy Way	0.39mi	3/2.5 (-1)	2,394 (-12%)	16mo	$520,415	$217	44
147 Royal Cainhoy Way	0.47mi	4/3.5	2,394 (-12%)	16mo	$499,615	$209	41
132 Royal Cainhoy Way	0.44mi	3/2.5 (-1)	2,394 (-12%)	17mo	$514,790	$215	40

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: -15.1%
• Equity multiple: 0.36×
• Total profit: $-91,140
• Equity at exit: $120,168

10-year hold

• IRR: -8.4%
• Equity multiple: 0.26×
• Total profit: $-104,965
• Equity at exit: $123,783

Cash invested: $142,681 (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: $479,990 ($207/sqft)
• Median days on market: 113 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: -9.4% 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: 98
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,461 medium
• Mortgage (P&I): −$2,672
• Tax est. 1.5%: −$637 /mo · $7,644/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $-788

Break-even live

Break-even rent $4,458

Max offer price $395,622

Occupancy floor —

Sensitivity live

Price	-10% $-435	-5% $-611	+0% $-788	+5% $-964	+10% $-1,140
Rent	-10% $-1,061	-5% $-924	+0% $-788	+5% $-651	+10% $-514
Rate	-1.0pp $-531	-0.5pp $-658	base $-788	+0.5pp $-920	+1.0pp $-1,054

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: $127,394
• Closing costs: $15,287
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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. 2026-09-24
   days on market $499,990 Active 232 DOM
2. 2026-09-23
   days on market $499,990 Active 231 DOM
3. 2026-09-22
   days on market $499,990 Active 230 DOM
4. 2026-09-21
   days on market $499,990 Active 229 DOM
5. 2026-09-19
   days on market $499,990 Active 227 DOM
6. 2026-09-18
   pricedays on market $499,990 Active 226 DOM
7. 2026-09-17
   days on market $489,990 Active 225 DOM
8. 2026-09-16
   days on market $489,990 Active 224 DOM
9. 2026-09-15
   days on market $489,990 Active 223 DOM
10. 2026-09-14
    days on market $489,990 Active 222 DOM
11. 2026-09-13
    days on market $489,990 Active 221 DOM
12. 2026-09-12
    days on market $489,990 Active 220 DOM
13. 2026-09-11
    days on market $489,990 Active 219 DOM
14. 2026-09-05
    days on market $489,990 Active 213 DOM
15. 2026-09-04
    days on market $489,990 Active 212 DOM
16. 2026-09-03
    days on market $489,990 Active 211 DOM
17. 2026-08-31
    days on market $489,990 Active 208 DOM
18. 2026-08-30
    days on market $489,990 Active 207 DOM
19. 2026-08-29
    days on market $489,990 Active 206 DOM
20. 2026-08-28
    days on market $489,990 Active 205 DOM
21. 2026-08-27
    days on market $489,990 Active 204 DOM
22. 2026-08-25
    days on market $489,990 Active 202 DOM
23. 2026-08-24
    days on market $489,990 Active 201 DOM
24. 2026-08-23
    days on market $489,990 Active 200 DOM
25. 2026-08-22
    days on market $489,990 Active 199 DOM
26. 2026-08-21
    days on market $489,990 Active 198 DOM
27. 2026-08-20
    days on market $489,990 Active 197 DOM
28. 2026-08-19
    days on market $489,990 Active 196 DOM
29. 2026-08-18
    days on market $489,990 Active 195 DOM
30. 2026-08-17
    days on market $489,990 Active 194 DOM
31. 2026-08-16
    days on market $489,990 Active 193 DOM
32. 2026-08-15
    days on market $489,990 Active 192 DOM
33. 2026-08-14
    days on market $489,990 Active 191 DOM
34. 2026-08-13
    days on market $489,990 Active 190 DOM
35. 2026-08-12
    days on market $489,990 Active 189 DOM
36. 2026-08-11
    days on market $489,990 Active 188 DOM
37. 2026-08-10
    days on market $489,990 Active 187 DOM
38. 2026-08-09
    days on market $489,990 Active 186 DOM
39. 2026-08-08
    days on market $489,990 Active 185 DOM
40. 2026-08-07
    days on market $489,990 Active 184 DOM
41. 2026-08-06
    days on market $489,990 Active 183 DOM
42. 2026-08-05
    days on market $489,990 Active 182 DOM
43. 2026-08-04
    days on market $489,990 Active 181 DOM
44. 2026-08-03
    days on market $489,990 Active 180 DOM
45. 2026-08-01
    days on market $489,990 Active 177 DOM
46. 2026-07-30
    days on market $489,990 Active 176 DOM
47. 2026-07-30
    days on market $489,990 Active 175 DOM
48. 2026-07-28
    pricedays on market $489,990 Active 174 DOM
49. 2026-07-26
    days on market $499,990 Active 172 DOM
50. 2026-07-25
    days on market $499,990 Active 171 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: $41,530
• − Mortgage interest: −$28,544
• − Property taxes: −$7,644
• − Insurance: −$2,548
• − Repairs & maintenance: −$3,322
• − Management: −$3,322
• − Depreciation: −$14,824
• Taxable loss: −$18,675
• Est. tax savings @ 24.0%: +$4,482
• After-tax cash flow: $-4,968/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%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• 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