Bramante Ranch Plan · Charleston, SC 29450

$469,990

3 bd · 2.0 ba · 1,601 sqft · SingleFamily · 98 Days on market

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Why this score? — see what drove the B 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Welcome to Cainhoy Preserve by Ryan Homes, the only new homes 20 minutes to Mount Pleasant from the $400s. The Bramante Ranch will make you happy to call it home. The foyer welcomes you in, and a convenient arrival center sits off the 2-car garage. Gather around the island in the gourmet kitchen, in the adjoining dinette and family room, or on the covered porch. Family and guests will enjoy complete comfort in the spacious bedrooms and full bath. Your luxurious owner's suite features a tray ceiling, along with a double bowl vanity and walk-in closet for a spa-like feel. Come home to the Bramante Ranch today. You'll feel right at home in Cainhoy Preserve, surrounded by everyday essentials, f

Key facts

• Covered porch
• Double bowl vanity
• Tray ceiling

Tags

• GOURMET KITCHEN
• COVERED PORCH
• TRAY CEILING
• DOUBLE BOWL VANITY
• WALK-IN CLOSET

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $469,990; Inventory type: Plan (new construction)

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (electric)
• Home design: Ranch-style plan; Located in Huger, SC
• Exterior features: Living area approximately 1,601 (plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Plan: Bramante Ranch

🏗️ New construction. The $469,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $422,664.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $470k).
• Recommended offer: $428k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $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.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $118k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($428k) is reasonable based on typical stale-listing flexibility.

Recommended offer $427,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $422,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Royal Cainhoy Way	0.42mi	3/2.0	1,702 (+6%)	3mo	$502,500	$295	67
116 Royal Cainhoy Way	0.39mi	3/2.0	1,702 (+6%)	9mo	$419,740	$247	64
152 Royal Cainhoy Way	0.43mi	3/2.0	1,702 (+6%)	8mo	$399,090	$234	62
158 Royal Cainhoy Way	0.40mi	3/2.0	1,702 (+6%)	11mo	$473,940	$278	62
155 Royal Cainhoy Way	0.44mi	3/2.0	1,702 (+6%)	10mo	$497,990	$293	61
112 Royal Cainhoy Way	0.38mi	3/2.0	1,702 (+6%)	15mo	$444,840	$261	59
111 Royal Cainhoy Way	0.42mi	3/2.0	1,702 (+6%)	15mo	$449,940	$264	58
1070 French Quarter Creek Rd	0.65mi	3/2.0	1,632 (+2%)	12mo	$275,000	$169	57
122 Royal Cainhoy Way	0.41mi	4/3.0 (+1)	1,702 (+6%)	7mo	$398,740	$234	56
143 Royal Cainhoy Way	0.49mi	3/2.0	1,702 (+6%)	15mo	$468,740	$275	54
135 Royal Cainhoy Way	0.48mi	4/3.0 (+1)	1,702 (+6%)	7mo	$439,140	$258	52
126 Royal Cainhoy Way	0.42mi	4/3.0 (+1)	1,702 (+6%)	15mo	$464,140	$273	49

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: 10.8%
• Equity multiple: 1.48×
• Total profit: $56,948
• Equity at exit: $99,673

10-year hold

• IRR: 17.0%
• Equity multiple: 2.68×
• Total profit: $199,136
• Equity at exit: $102,671

Cash invested: $118,346 (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: 7.1×

Monthly cashflow live

• Estimated rent: $5,504 medium
• Mortgage (P&I): −$2,216
• Tax est. 1.5%: −$528 /mo · $6,340/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,156
• Net cashflow: $1,427

Break-even live

Break-even rent $3,697

Max offer price $422,664

Occupancy floor 69%

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: $105,666
• Closing costs: $12,680
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $469,990 Active 98 DOM
2. 2026-06-17
   days on market $469,990 Active 97 DOM
3. 2026-06-16
   days on market $469,990 Active 96 DOM
4. 2026-06-15
   days on market $469,990 Active 95 DOM
5. 2026-06-13
   days on market $469,990 Active 93 DOM
6. 2026-06-13
   days on market $469,990 Active 92 DOM
7. 2026-06-10
   days on market $469,990 Active 90 DOM
8. 2026-06-09
   days on market $469,990 Active 89 DOM
9. 2026-06-08
   days on market $469,990 Active 88 DOM
10. 2026-06-07
    days on market $469,990 Active 87 DOM
11. 2026-06-05
    days on market $469,990 Active 84 DOM
12. 2026-06-03
    days on market $469,990 Active 83 DOM
13. 2026-06-03
    days on market $469,990 Active 82 DOM
14. 2026-06-01
    days on market $469,990 Active 81 DOM
15. 2026-05-31
    days on market $469,990 Active 80 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: $66,048
• − Mortgage interest: −$23,676
• − Property taxes: −$6,340
• − Insurance: −$2,113
• − Repairs & maintenance: −$5,284
• − Management: −$5,284
• − Depreciation: −$12,296
• Taxable income: $11,056
• Est. tax owed @ 24.0%: −$2,653
• After-tax cash flow: $14,473/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