Barron Plan · Huger, SC 29450

$459,990

4 bd · 2.5 ba · 1,868 sqft · SingleFamily · 212 Days on market

Good 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 +7.3/30.0
• Appreciation +4.4/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

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 Barron single-family home strikes the perfect balance of comfort and efficiency. Discover a wonderfully open floor plan with smart design choices throughout. The spacious great room flows effortlessly into the gourmet kitchen and dining space, keeping everyone connected. Step outside to your patio or optional covered porch for outdoor relaxation. Upstairs, you'll find a bright loft area perfect for family time, plus two comfortable secondary bedrooms. Need more sleeping space?

Key facts

• Dual walk-in closets
• Open floor plan
• Gourmet kitchen

Tags

• OPEN FLOOR PLAN
• GOURMET KITCHEN
• OUTDOOR RELAXATION
• BRIGHT LOFT AREA
• PRIVATE OWNER'S SUITE
• DUAL WALK-IN CLOSETS

🏗️ New construction. The $459,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $491,910.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $460k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-651 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $398k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (24.4% below list).
• Recommended offer: $348k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% 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 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 $3,479/mo this rent would consume 80% 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 $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.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.

Recommended offer $347,929 (24.4% 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 212 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $491,910
• List price: $459,990
• Delta: -6.49%
• 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
202 E Branch Dr	0.02mi	4/2.5	2,114 (+13%)	3mo	$444,375	$210	75
119 Royal Cainhoy Way	0.43mi	3/2.0 (-1)	1,913 (+2%)	7mo	$489,000	$256	63
124 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,913 (+2%)	10mo	$421,640	$220	61
153 Royal Cainhoy Way	0.45mi	3/2.0 (-1)	1,913 (+2%)	10mo	$439,040	$230	60
161 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,913 (+2%)	14mo	$539,015	$282	59
122 Royal Cainhoy Way	0.41mi	4/3.0	1,702 (-9%)	10mo	$398,740	$234	56
117 Royal Cainhoy Way	0.42mi	3/2.0 (-1)	1,702 (-9%)	6mo	$502,500	$295	53
135 Royal Cainhoy Way	0.48mi	4/3.0	1,702 (-9%)	10mo	$439,140	$258	52
116 Royal Cainhoy Way	0.39mi	3/2.0 (-1)	1,702 (-9%)	12mo	$419,740	$247	50
152 Royal Cainhoy Way	0.43mi	3/2.0 (-1)	1,702 (-9%)	12mo	$399,090	$234	49
158 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,702 (-9%)	14mo	$473,940	$278	48
155 Royal Cainhoy Way	0.44mi	3/2.0 (-1)	1,702 (-9%)	13mo	$497,990	$293	47

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: -13.9%
• Equity multiple: 0.41×
• Total profit: $-81,013
• Equity at exit: $116,002

10-year hold

• IRR: -7.1%
• Equity multiple: 0.37×
• Total profit: $-86,281
• Equity at exit: $119,492

Cash invested: $137,735 (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: 9 active · 6 under contract
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $469,990 ($246/sqft)
• Median days on market: 131 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +6.9% 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: 11.0×

Monthly cashflow live

• Estimated rent: $3,479 medium
• Mortgage (P&I): −$2,580
• Tax est. 1.5%: −$615 /mo · $7,379/yr
• Insurance: −$205
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $-651

Break-even live

Break-even rent $4,303

Max offer price $397,732

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-481	+0% $-651	+5% $-821	+10% $-991
Rent	-10% $-926	-5% $-788	+0% $-651	+5% $-513	+10% $-376
Rate	-1.0pp $-403	-0.5pp $-526	base $-651	+0.5pp $-778	+1.0pp $-908

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: $122,977
• Closing costs: $14,757
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $459,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: BarronNew construction inventory type: PlanActive listing
• Exterior features: Living area of 1,868

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $459,990 Active 212 DOM
2. 2026-09-23
   days on market $459,990 Active 211 DOM
3. 2026-09-22
   days on market $459,990 Active 210 DOM
4. 2026-09-21
   days on market $459,990 Active 209 DOM
5. 2026-09-19
   days on market $459,990 Active 207 DOM
6. 2026-09-18
   pricedays on market $459,990 Active 206 DOM
7. 2026-09-17
   days on market $449,990 Active 205 DOM
8. 2026-09-16
   days on market $449,990 Active 204 DOM
9. 2026-09-15
   days on market $449,990 Active 203 DOM
10. 2026-09-14
    days on market $449,990 Active 202 DOM
11. 2026-09-13
    days on market $449,990 Active 201 DOM
12. 2026-09-12
    days on market $449,990 Active 200 DOM
13. 2026-09-11
    days on market $449,990 Active 199 DOM
14. 2026-09-05
    days on market $449,990 Active 193 DOM
15. 2026-09-04
    days on market $449,990 Active 192 DOM
16. 2026-09-03
    days on market $449,990 Active 191 DOM
17. 2026-08-31
    days on market $449,990 Active 188 DOM
18. 2026-08-30
    days on market $449,990 Active 187 DOM
19. 2026-08-29
    days on market $449,990 Active 186 DOM
20. 2026-08-28
    days on market $449,990 Active 185 DOM
21. 2026-08-27
    days on market $449,990 Active 184 DOM
22. 2026-08-25
    days on market $449,990 Active 182 DOM
23. 2026-08-24
    days on market $449,990 Active 181 DOM
24. 2026-08-23
    days on market $449,990 Active 180 DOM
25. 2026-08-22
    days on market $449,990 Active 179 DOM
26. 2026-08-21
    days on market $449,990 Active 178 DOM
27. 2026-08-20
    days on market $449,990 Active 177 DOM
28. 2026-08-19
    days on market $449,990 Active 176 DOM
29. 2026-08-18
    days on market $449,990 Active 175 DOM
30. 2026-08-17
    days on market $449,990 Active 174 DOM
31. 2026-08-16
    days on market $449,990 Active 173 DOM
32. 2026-08-15
    days on market $449,990 Active 172 DOM
33. 2026-08-14
    days on market $449,990 Active 171 DOM
34. 2026-08-13
    days on market $449,990 Active 170 DOM
35. 2026-08-12
    days on market $449,990 Active 169 DOM
36. 2026-08-11
    days on market $449,990 Active 168 DOM
37. 2026-08-10
    days on market $449,990 Active 167 DOM
38. 2026-08-09
    days on market $449,990 Active 166 DOM
39. 2026-08-08
    days on market $449,990 Active 165 DOM
40. 2026-08-07
    days on market $449,990 Active 164 DOM
41. 2026-08-06
    days on market $449,990 Active 163 DOM
42. 2026-08-05
    days on market $449,990 Active 162 DOM
43. 2026-08-04
    days on market $449,990 Active 161 DOM
44. 2026-08-03
    days on market $449,990 Active 160 DOM
45. 2026-08-01
    days on market $449,990 Active 157 DOM
46. 2026-07-30
    days on market $449,990 Active 156 DOM
47. 2026-07-30
    days on market $449,990 Active 155 DOM
48. 2026-07-28
    days on market $449,990 Active 154 DOM
49. 2026-07-26
    days on market $449,990 Active 152 DOM
50. 2026-07-25
    days on market $449,990 Active 151 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: $41,751
• − Mortgage interest: −$27,555
• − Property taxes: −$7,379
• − Insurance: −$2,460
• − Repairs & maintenance: −$3,340
• − Management: −$3,340
• − Depreciation: −$14,310
• Taxable loss: −$16,632
• Est. tax savings @ 24.0%: +$3,992
• After-tax cash flow: $-3,818/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $9,340–$28,020 screening

The home is in good condition with a good exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The landscaping and curb appeal are well-maintained. Painting the exterior siding and making some interior touch-ups would be the highest-ROI updates to increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• Financial info: List price $459,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: BarronNew construction inventory type: PlanActive listing
• Exterior features: Living area of 1,868

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning