Francis Plan · Charleston, SC 29450

$469,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 953 Days on market

$33/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 2 parking spots
• Listed 953 days

Property features AI

Finance

• Other: List price $469,000
• HOA & community: Association fee approximately $33.35

Exterior

• Utilities: Has heating; Has cooling
• Home design: Francis plan (new construction); Located in Huger, SC
• Construction: Living area approximately 1800
• Exterior features: Other roof type

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Plan named Francis; Active new construction plan

🏗️ New construction. The $469,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $392,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $469k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• To cash-flow at today's rent, offer at most $442k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (16.7% below list).
• Recommended offer: $391k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 $3k of loan paydown is wiped out by about $4k 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 953 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,640 (16.7% below list)

Questions for the listing agent

1. It's been on market 953 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
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: 1.00% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $392,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 Sablewood Dr	0.13mi	3/2.5	1,838 (+2%)	3mo	$392,000	$213	86
447 Sablewood Dr	0.13mi	4/2.5 (+1)	1,828 (+2%)	5mo	$367,000	$201	80
121 Brightwood Dr	0.07mi	3/2.5	1,840 (+2%)	22mo	$403,000	$219	73
427 Sablewood Dr	0.08mi	4/2.5 (+1)	1,718 (-5%)	16mo	$375,000	$218	68
436 Sablewood Dr	0.08mi	3/2.0	1,702 (-5%)	23mo	$391,000	$230	68
153 Brightwood Dr	0.24mi	4/2.5 (+1)	1,816 (+1%)	16mo	$350,000	$193	67
149 Brightwood Dr	0.22mi	3/2.5	1,850 (+3%)	20mo	$425,000	$230	67

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: -2.0%
• Equity multiple: 0.91×
• Total profit: $-9,785
• Equity at exit: $92,536

10-year hold

• IRR: 4.8%
• Equity multiple: 1.45×
• Total profit: $49,645
• Equity at exit: $95,320

Cash invested: $109,872 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,906 medium
• Mortgage (P&I): −$2,058
• Tax est. 1.5%: −$490 /mo · $5,886/yr
• Insurance: −$164
• HOA: −$33
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $341

Break-even live

Break-even rent $3,474

Max offer price $392,400

Occupancy floor 86%

Sensitivity live

Price	-10% $612	-5% $477	+0% $341	+5% $206	+10% $70
Rent	-10% $33	-5% $187	+0% $341	+5% $496	+10% $650
Rate	-1.0pp $539	-0.5pp $441	base $341	+0.5pp $240	+1.0pp $136

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: $98,100
• Closing costs: $11,772
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 15 events

1. 2026-06-18
   days on market $469,000 Active 953 DOM
2. 2026-06-17
   days on market $469,000 Active 952 DOM
3. 2026-06-16
   days on market $469,000 Active 951 DOM
4. 2026-06-15
   days on market $469,000 Active 950 DOM
5. 2026-06-13
   days on market $469,000 Active 948 DOM
6. 2026-06-13
   days on market $469,000 Active 947 DOM
7. 2026-06-10
   days on market $469,000 Active 945 DOM
8. 2026-06-09
   days on market $469,000 Active 944 DOM
9. 2026-06-08
   days on market $469,000 Active 943 DOM
10. 2026-06-07
    days on market $469,000 Active 942 DOM
11. 2026-06-05
    days on market $469,000 Active 939 DOM
12. 2026-06-03
    days on market $469,000 Active 938 DOM
13. 2026-06-03
    days on market $469,000 Active 937 DOM
14. 2026-06-01
    days on market $469,000 Active 936 DOM
15. 2026-05-31
    days on market $469,000 Active 935 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $46,877
• − Mortgage interest: −$21,981
• − Property taxes: −$5,886
• − Insurance: −$1,962
• − Repairs & maintenance: −$3,750
• − Management: −$3,750
• − HOA: −$396
• − Depreciation: −$11,415
• Taxable loss: −$2,263
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $4,638/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