Geneva Plan · Charleston, SC 29450

$494,990

4 bd · 2.5 ba · 2,197 sqft · SingleFamily · 15 Days on market

Excellent condition

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• 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 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! You'll feel right at home in Cainhoy Preserve, surrounded by everyday essentials, friendly neighbors, and the charm of

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

Property features AI

Finance

• Other: Listed as Active; List 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)

🏗️ New construction. The $494,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $489,931.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $495k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $461k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (18.5% below list).
• Recommended offer: $404k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 15 days — a 2% lower offer ($488k) is reasonable based on typical stale-listing flexibility.

Recommended offer $403,654 (18.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $489,931
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Royal Cainhoy Way	0.43mi	4/2.5	2,260 (+3%)	9mo	$449,465	$199	68
104 Royal Cainhoy Way	0.36mi	4/3.5	2,394 (+9%)	6mo	$524,990	$219	59
106 Royal Cainhoy Way	0.37mi	4/3.5	2,394 (+9%)	7mo	$499,890	$209	58
154 Royal Cainhoy Way	0.42mi	4/3.5	2,394 (+9%)	9mo	$453,687	$190	54
163 Royal Cainhoy Way	0.39mi	4/3.5	2,394 (+9%)	11mo	$534,890	$223	54
125 Royal Cainhoy Way	0.45mi	3/2.5 (-1)	2,394 (+9%)	9mo	$489,990	$205	52
119 Royal Cainhoy Way	0.43mi	3/2.0 (-1)	1,913 (-13%)	4mo	$489,000	$256	48
124 Royal Cainhoy Way	0.41mi	3/2.0 (-1)	1,913 (-13%)	7mo	$421,640	$220	46
153 Royal Cainhoy Way	0.45mi	3/2.0 (-1)	1,913 (-13%)	7mo	$439,040	$230	45
161 Royal Cainhoy Way	0.40mi	3/2.0 (-1)	1,913 (-13%)	11mo	$539,015	$282	44
148 Royal Cainhoy Way	0.44mi	3/2.0 (-1)	1,913 (-13%)	11mo	$449,815	$235	42
133 Royal Cainhoy Way	0.47mi	3/2.0 (-1)	1,913 (-13%)	12mo	$490,390	$256	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: -8.8%
• Equity multiple: 0.62×
• Total profit: $-51,936
• Equity at exit: $115,536

10-year hold

• IRR: -1.9%
• Equity multiple: 0.83×
• Total profit: $-23,852
• Equity at exit: $119,011

Cash invested: $137,181 (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: 10.2×

Monthly cashflow live

• Estimated rent: $4,037 medium
• Mortgage (P&I): −$2,569
• Tax est. 1.5%: −$612 /mo · $7,349/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $-197

Break-even live

Break-even rent $4,286

Max offer price $461,434

Occupancy floor 100%

Sensitivity live

Price	-10% $142	-5% $-28	+0% $-197	+5% $-366	+10% $-536
Rent	-10% $-516	-5% $-356	+0% $-197	+5% $-37	+10% $122
Rate	-1.0pp $50	-0.5pp $-72	base $-197	+0.5pp $-324	+1.0pp $-453

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: $122,483
• Closing costs: $14,698
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $494,990 Active 15 DOM
2. 2026-06-17
   days on market $494,990 Active 14 DOM
3. 2026-06-16
   days on market $494,990 Active 13 DOM
4. 2026-06-15
   days on market $494,990 Active 12 DOM
5. 2026-06-13
   days on market $494,990 Active 10 DOM
6. 2026-06-13
   days on market $494,990 Active 9 DOM
7. 2026-06-10
   days on market $494,990 Active 7 DOM
8. 2026-06-09
   days on market $494,990 Active 6 DOM
9. 2026-06-08
   days on market $494,990 Active 5 DOM
10. 2026-06-07
    days on market $494,990 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $494,990 Active 1 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: $48,438
• − Mortgage interest: −$27,444
• − Property taxes: −$7,349
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,875
• − Management: −$3,875
• − Depreciation: −$14,253
• Taxable loss: −$10,807
• Est. tax savings @ 24.0%: +$2,594
• After-tax cash flow: $230/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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