Hudson Plan · Charleston, SC 29450

$499,990

4 bd · 2.5 ba · 2,718 sqft · SingleFamily · 134 Days on market

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Appreciation +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Cainhoy Preserve by Ryan Homes, the only new homes 20 minutes to Mount Pleasant from the $400s. 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. Your luxurious owner's bath will stun with its double bowl vanity and huge walk-in closet. Everyday life gets easier in the Hudson with quick access to Point Hope Commons, Moun

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

Property features AI

Finance

• Other: Listing status: Active; List 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

🏗️ New construction. The $499,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $568,062.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.4% in Charleston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• 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.
• Market conditions: 69 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

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 134 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.

Recommended offer $439,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $568,062
• Comps found: 12

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%)	10mo	$540,457	$208	62
128 Royal Cainhoy Way	0.42mi	4/3.0	2,602 (-4%)	13mo	$527,940	$203	60
107 Royal Cainhoy Way	0.40mi	5/3.0 (+1)	2,602 (-4%)	9mo	$504,890	$194	59
121 Royal Cainhoy Way	0.44mi	5/3.0 (+1)	2,602 (-4%)	9mo	$474,690	$182	58
104 Royal Cainhoy Way	0.36mi	4/3.5	2,394 (-12%)	6mo	$524,990	$219	54
106 Royal Cainhoy Way	0.37mi	4/3.5	2,394 (-12%)	7mo	$499,890	$209	53
154 Royal Cainhoy Way	0.42mi	4/3.5	2,394 (-12%)	9mo	$453,687	$190	49
163 Royal Cainhoy Way	0.39mi	4/3.5	2,394 (-12%)	11mo	$534,890	$223	49
125 Royal Cainhoy Way	0.45mi	3/2.5 (-1)	2,394 (-12%)	9mo	$489,990	$205	47
118 Royal Cainhoy Way	0.39mi	3/2.5 (-1)	2,394 (-12%)	13mo	$520,415	$217	46
147 Royal Cainhoy Way	0.47mi	4/3.5	2,394 (-12%)	13mo	$499,615	$209	44
132 Royal Cainhoy Way	0.44mi	3/2.5 (-1)	2,394 (-12%)	14mo	$514,790	$215	43

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: -5.4%
• Equity multiple: 0.77×
• Total profit: $-37,176
• Equity at exit: $133,960

10-year hold

• IRR: 1.5%
• Equity multiple: 1.14×
• Total profit: $22,099
• Equity at exit: $137,991

Cash invested: $159,057 (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 →

ZIP-level market 29450

• Home prices YoY: -0.2%
• Active inventory: 69
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $5,138 medium
• Mortgage (P&I): −$2,979
• Tax est. 1.5%: −$710 /mo · $8,521/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $133

Break-even live

Break-even rent $4,969

Max offer price $568,062

Occupancy floor 92%

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: $142,016
• Closing costs: $17,042
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $499,990 Active 134 DOM
2. 2026-06-17
   days on market $499,990 Active 133 DOM
3. 2026-06-16
   days on market $499,990 Active 132 DOM
4. 2026-06-15
   days on market $499,990 Active 131 DOM
5. 2026-06-13
   days on market $499,990 Active 129 DOM
6. 2026-06-13
   days on market $499,990 Active 128 DOM
7. 2026-06-10
   days on market $499,990 Active 126 DOM
8. 2026-06-09
   days on market $499,990 Active 125 DOM
9. 2026-06-08
   days on market $499,990 Active 124 DOM
10. 2026-06-07
    days on market $499,990 Active 123 DOM
11. 2026-06-05
    days on market $499,990 Active 120 DOM
12. 2026-06-03
    pricedays on market $499,990 Active 119 DOM
13. 2026-06-03
    days on market $509,990 Active 118 DOM
14. 2026-06-01
    days on market $509,990 Active 117 DOM
15. 2026-05-31
    days on market $509,990 Active 116 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: $61,657
• − Mortgage interest: −$31,820
• − Property taxes: −$8,521
• − Insurance: −$2,840
• − Repairs & maintenance: −$4,933
• − Management: −$4,933
• − Depreciation: −$16,525
• Taxable loss: −$7,915
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $3,500/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.

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 — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

Amenities A+ Commute F Cost of living D- Crime D+ Employment A Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 200,573
• Population (ZIP): 3,124

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%

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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B