Geneva Plan · Huger, SC 29450

$489,990

4 bd · 2.5 ba · 2,197 sqft · SingleFamily · 113 Days on market

Excellent 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 +6.8/30.0
• Condition / age +4.8/5.0
• Appreciation +4.4/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

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 Geneva single-family home is every bit as sophisticated as it is smart. Experience a thoughtfully designed floor plan with the stunning great room flowing into the gourmet kitchen and dining area. Enjoy your patio or optional covered porch for relaxing evenings. Upstairs, three bedrooms and a spacious loft provide perfect family space. Your luxurious main-level owner's suite features a walk-in closet and spa-like double vanity bath. Come home to the Geneva today!

Key facts

• Covered porch
• Walk-in closet
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• COVERED PORCH
• MAIN-LEVEL OWNER'S SUITE
• WALK-IN CLOSET
• DOUBLE VANITY BATH
• SPACIOUS LOFT

🏗️ New construction. The $489,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $497,549.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $490k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-778 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $385k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (31.3% below list).
• Recommended offer: $337k (31.3% below list) — sets the bar for 1% rule.

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 $3,368/mo this rent would consume 77% 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 $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 113 days — a 9% lower offer ($446k) is reasonable based on typical stale-listing flexibility.

Recommended offer $336,750 (31.3% 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 113 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $497,549
• List price: $489,990
• Delta: -3.53%
• 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 (-4%)	3mo	$444,375	$210	90
123 Royal Cainhoy Way	0.43mi	4/2.5	2,260 (+3%)	12mo	$449,465	$199	65
104 Royal Cainhoy Way	0.36mi	4/3.5	2,394 (+9%)	9mo	$524,990	$219	56
106 Royal Cainhoy Way	0.37mi	4/3.5	2,394 (+9%)	10mo	$499,890	$209	55
154 Royal Cainhoy Way	0.42mi	4/3.5	2,394 (+9%)	12mo	$453,687	$190	52
163 Royal Cainhoy Way	0.39mi	4/3.5	2,394 (+9%)	14mo	$534,890	$223	51
125 Royal Cainhoy Way	0.45mi	3/2.5 (-1)	2,394 (+9%)	12mo	$489,990	$205	49
119 Royal Cainhoy Way	0.43mi	3/2.0 (-1)	1,913 (-13%)	7mo	$489,000	$256	46
124 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,913 (-13%)	10mo	$421,640	$220	44
153 Royal Cainhoy Way	0.45mi	3/2.0 (-1)	1,913 (-13%)	10mo	$439,040	$230	42
161 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,913 (-13%)	14mo	$539,015	$282	41
148 Royal Cainhoy Way	0.44mi	3/2.0 (-1)	1,913 (-13%)	14mo	$449,815	$235	39

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: -15.2%
• Equity multiple: 0.36×
• Total profit: $-89,576
• Equity at exit: $117,332

10-year hold

• IRR: -8.5%
• Equity multiple: 0.26×
• Total profit: $-103,754
• Equity at exit: $120,862

Cash invested: $139,314 (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: 11 active · 8 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $479,990 ($218/sqft)
• Median days on market: 196 d
• This list price: 73% of active listings are priced below it
• ARV vs active asking: +3.7% 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: 12.1×

Monthly cashflow live

• Estimated rent: $3,368 medium
• Mortgage (P&I): −$2,609
• Tax est. 1.5%: −$622 /mo · $7,463/yr
• Insurance: −$207
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $-778

Break-even live

Break-even rent $4,352

Max offer price $384,953

Occupancy floor —

Sensitivity live

Price	-10% $-434	-5% $-606	+0% $-778	+5% $-950	+10% $-1,122
Rent	-10% $-1,044	-5% $-911	+0% $-778	+5% $-645	+10% $-512
Rate	-1.0pp $-528	-0.5pp $-652	base $-778	+0.5pp $-907	+1.0pp $-1,038

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: $124,387
• Closing costs: $14,926
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listed as ActiveList price available (new construction)

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Single-family plan (Geneva)Located in Huger, SC
• Exterior features: Living area approximately 2,197

Interior

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

Listing history 50 events

1. 2026-09-24
   days on market $489,990 Active 113 DOM
2. 2026-09-23
   days on market $489,990 Active 112 DOM
3. 2026-09-22
   days on market $489,990 Active 111 DOM
4. 2026-09-21
   days on market $489,990 Active 110 DOM
5. 2026-09-19
   days on market $489,990 Active 108 DOM
6. 2026-09-18
   pricedays on market $489,990 Active 107 DOM
7. 2026-09-17
   days on market $479,990 Active 106 DOM
8. 2026-09-16
   days on market $479,990 Active 105 DOM
9. 2026-09-15
   days on market $479,990 Active 104 DOM
10. 2026-09-14
    days on market $479,990 Active 103 DOM
11. 2026-09-13
    days on market $479,990 Active 102 DOM
12. 2026-09-12
    days on market $479,990 Active 101 DOM
13. 2026-09-11
    days on market $479,990 Active 100 DOM
14. 2026-09-05
    days on market $479,990 Active 94 DOM
15. 2026-09-04
    days on market $479,990 Active 93 DOM
16. 2026-09-03
    days on market $479,990 Active 92 DOM
17. 2026-08-31
    days on market $479,990 Active 89 DOM
18. 2026-08-30
    days on market $479,990 Active 88 DOM
19. 2026-08-29
    days on market $479,990 Active 87 DOM
20. 2026-08-28
    days on market $479,990 Active 86 DOM
21. 2026-08-27
    days on market $479,990 Active 85 DOM
22. 2026-08-25
    days on market $479,990 Active 83 DOM
23. 2026-08-24
    days on market $479,990 Active 82 DOM
24. 2026-08-23
    days on market $479,990 Active 81 DOM
25. 2026-08-22
    days on market $479,990 Active 80 DOM
26. 2026-08-21
    days on market $479,990 Active 79 DOM
27. 2026-08-20
    days on market $479,990 Active 78 DOM
28. 2026-08-19
    days on market $479,990 Active 77 DOM
29. 2026-08-18
    days on market $479,990 Active 76 DOM
30. 2026-08-17
    days on market $479,990 Active 75 DOM
31. 2026-08-16
    days on market $479,990 Active 74 DOM
32. 2026-08-15
    days on market $479,990 Active 73 DOM
33. 2026-08-14
    days on market $479,990 Active 72 DOM
34. 2026-08-13
    pricedays on market $479,990 Active 71 DOM
35. 2026-08-12
    days on market $494,990 Active 70 DOM
36. 2026-08-11
    days on market $494,990 Active 69 DOM
37. 2026-08-10
    days on market $494,990 Active 68 DOM
38. 2026-08-09
    days on market $494,990 Active 67 DOM
39. 2026-08-08
    days on market $494,990 Active 66 DOM
40. 2026-08-07
    days on market $494,990 Active 65 DOM
41. 2026-08-06
    days on market $494,990 Active 64 DOM
42. 2026-08-05
    days on market $494,990 Active 63 DOM
43. 2026-08-04
    days on market $494,990 Active 62 DOM
44. 2026-08-03
    days on market $494,990 Active 61 DOM
45. 2026-08-01
    days on market $494,990 Active 58 DOM
46. 2026-07-30
    days on market $494,990 Active 57 DOM
47. 2026-07-30
    days on market $494,990 Active 56 DOM
48. 2026-07-28
    days on market $494,990 Active 55 DOM
49. 2026-07-26
    days on market $494,990 Active 53 DOM
50. 2026-07-25
    days on market $494,990 Active 52 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: $40,410
• − Mortgage interest: −$27,870
• − Property taxes: −$7,463
• − Insurance: −$2,488
• − Repairs & maintenance: −$3,233
• − Management: −$3,233
• − Depreciation: −$14,474
• Taxable loss: −$18,351
• Est. tax savings @ 24.0%: +$4,404
• After-tax cash flow: $-4,933/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from some landscaping and painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior and interior — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Landscaping and curb appeal — Improves the home's curb appeal and can attract more potential buyers or renters. ↑

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

• Other: Listed as ActiveList price available (new construction)

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Single-family plan (Geneva)Located in Huger, SC
• Exterior features: Living area approximately 2,197

Interior

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