Barron Plan · Charleston, SC 29450

$459,990

4 bd · 2.5 ba · 1,868 sqft · SingleFamily · 114 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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Rent growth +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 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? Transform the loft into a fourth bedroom for ultimate flexibility. Your private owner's suite features a d

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

Property features AI

Finance

• Financial info: List price $459,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Plan: Barron; New construction inventory type: Plan; Active 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

🏗️ New construction. The $459,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $478,208.

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 $-4 ($-43/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $418k (9.2% below list).
• Recommended offer: $418k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Recommended offer $417,878 (9.2% 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 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $478,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Royal Cainhoy Way	0.43mi	3/2.0 (-1)	1,913 (+2%)	4mo	$489,000	$256	66
124 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,913 (+2%)	7mo	$421,640	$220	64
153 Royal Cainhoy Way	0.45mi	3/2.0 (-1)	1,913 (+2%)	7mo	$439,040	$230	62
161 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,913 (+2%)	11mo	$539,015	$282	61
148 Royal Cainhoy Way	0.44mi	3/2.0 (-1)	1,913 (+2%)	11mo	$449,815	$235	59
122 Royal Cainhoy Way	0.41mi	4/3.0	1,702 (-9%)	7mo	$398,740	$234	58
117 Royal Cainhoy Way	0.42mi	3/2.0 (-1)	1,702 (-9%)	3mo	$502,500	$295	56
135 Royal Cainhoy Way	0.48mi	4/3.0	1,702 (-9%)	7mo	$439,140	$258	55
116 Royal Cainhoy Way	0.39mi	3/2.0 (-1)	1,702 (-9%)	9mo	$419,740	$247	52
152 Royal Cainhoy Way	0.43mi	3/2.0 (-1)	1,702 (-9%)	8mo	$399,090	$234	51
158 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,702 (-9%)	11mo	$473,940	$278	51
155 Royal Cainhoy Way	0.44mi	3/2.0 (-1)	1,702 (-9%)	10mo	$497,990	$293	50

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: -6.7%
• Equity multiple: 0.71×
• Total profit: $-38,673
• Equity at exit: $112,771

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $2,674
• Equity at exit: $116,164

Cash invested: $133,898 (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: 9.2×

Monthly cashflow live

• Estimated rent: $4,179 medium
• Mortgage (P&I): −$2,508
• Tax est. 1.5%: −$598 /mo · $7,173/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $-4

Break-even live

Break-even rent $4,183

Max offer price $477,694

Occupancy floor 95%

Sensitivity live

Price	-10% $327	-5% $162	+0% $-4	+5% $-169	+10% $-334
Rent	-10% $-334	-5% $-169	+0% $-4	+5% $162	+10% $327
Rate	-1.0pp $237	-0.5pp $118	base $-4	+0.5pp $-127	+1.0pp $-254

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: $119,552
• Closing costs: $14,346
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $459,990 Active 114 DOM
2. 2026-06-17
   days on market $459,990 Active 113 DOM
3. 2026-06-16
   days on market $459,990 Active 112 DOM
4. 2026-06-15
   days on market $459,990 Active 111 DOM
5. 2026-06-13
   days on market $459,990 Active 109 DOM
6. 2026-06-13
   days on market $459,990 Active 108 DOM
7. 2026-06-10
   days on market $459,990 Active 106 DOM
8. 2026-06-09
   days on market $459,990 Active 105 DOM
9. 2026-06-08
   days on market $459,990 Active 104 DOM
10. 2026-06-07
    days on market $459,990 Active 103 DOM
11. 2026-06-05
    days on market $459,990 Active 100 DOM
12. 2026-06-03
    days on market $459,990 Active 99 DOM
13. 2026-06-03
    days on market $459,990 Active 98 DOM
14. 2026-06-01
    days on market $459,990 Active 97 DOM
15. 2026-05-31
    days on market $459,990 Active 96 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: $50,145
• − Mortgage interest: −$26,787
• − Property taxes: −$7,173
• − Insurance: −$2,391
• − Repairs & maintenance: −$4,012
• − Management: −$4,012
• − Depreciation: −$13,912
• Taxable loss: −$8,141
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $1,911/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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