Anson Plan · Charleston, SC 29450

$508,990

3 bd · 2.0 ba · 2,065 sqft · SingleFamily · 395 Days on market

---

Why this score? — see what drove the F 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
• Appreciation +4.4/10.0
• Cash flow +4.3/30.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Key facts

• Covered porch
• Sunroom
• Kitchen with island

Tags

• KITCHEN WITH ISLAND
• FIRST FLOOR PRIMARY BEDROOM
• SUNROOM
• COVERED PORCH
• SCREEN PORCH
• OPTIONAL STUDY NOOK

Property features AI

Finance

• Financial info: List price $508,990

Exterior

• Utilities: Has heating and cooling
• Home design: New construction plan (Anson); Located in Huger, SC
• Exterior features: Living area approximately 2065 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Plan named Anson

🏗️ New construction. The $508,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $557,550.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $509k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (41.2% below list).
• Recommended offer: $300k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 2.4% in Charleston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Timberland High (math 17% / reading 72%, grade F, #166 of 196 statewide, top 87%, 704 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k 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 395 days — a 12% lower offer ($448k) is reasonable based on typical stale-listing flexibility.

Recommended offer $299,500 (41.2% 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 395 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.54% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.43%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (on-the-fly): $557,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Silver Creek Dr	0.40mi	3/3.0	1,940 (-6%)	3mo	$535,000	$276	65
246 Silver Creek Dr	0.45mi	3/2.5	2,207 (+7%)	1mo	$535,000	$242	64
225 Huguenot Trl	0.50mi	3/2.5	1,955 (-5%)	6mo	$518,157	$265	60
308 Cypress Branch Rd	0.45mi	3/2.5	2,207 (+7%)	7mo	$499,999	$227	60
104 Wild Orchid Way	0.40mi	3/3.0	1,940 (-6%)	9mo	$520,000	$268	60
313 Cypress Branch Rd	0.49mi	3/2.5	2,190 (+6%)	10mo	$515,000	$235	57
1040 Wading Point Blvd	0.26mi	4/2.0 (+1)	1,871 (-9%)	13mo	$505,000	$270	56
317 Cypress Br	0.49mi	4/2.0 (+1)	1,925 (-7%)	7mo	$490,000	$255	55
252 Huguenot Trl	0.69mi	3/2.5	1,955 (-5%)	4mo	$531,013	$272	53
312 Cypress Branch Rd	0.44mi	4/2.0 (+1)	1,871 (-9%)	12mo	$520,000	$278	49
1251 Wading Point Blvd	0.53mi	3/2.0	1,796 (-13%)	11mo	$489,900	$273	44
1190 Wading Point Blvd	0.75mi	4/2.0 (+1)	1,924 (-7%)	15mo	$530,000	$275	36

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: -21.5%
• Equity multiple: 0.11×
• Total profit: $-139,565
• Equity at exit: $131,481

10-year hold

• IRR: -15.2%
• Equity multiple: -0.29×
• Total profit: $-200,882
• Equity at exit: $135,437

Cash invested: $156,114 (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: 67
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$2,924
• Tax est. 1.5%: −$697 /mo · $8,363/yr
• Insurance: −$232
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-1,487

Break-even live

Break-even rent $4,877

Max offer price $342,371

Occupancy floor —

Sensitivity live

Price	-10% $-1,102	-5% $-1,294	+0% $-1,487	+5% $-1,680	+10% $-1,872
Rent	-10% $-1,724	-5% $-1,605	+0% $-1,487	+5% $-1,369	+10% $-1,250
Rate	-1.0pp $-1,206	-0.5pp $-1,345	base $-1,487	+0.5pp $-1,632	+1.0pp $-1,779

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: $139,388
• Closing costs: $16,726
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Wading Point Blvd Huger, SC	4.0	2.0	1871	$2,995	$1.60	5d	1	0.17mi

Listing history 16 events

1. 2026-06-21
   days on market $508,990 Active 395 DOM
2. 2026-06-18
   days on market $508,990 Active 392 DOM
3. 2026-06-17
   days on market $508,990 Active 391 DOM
4. 2026-06-16
   days on market $508,990 Active 390 DOM
5. 2026-06-15
   days on market $508,990 Active 389 DOM
6. 2026-06-13
   days on market $508,990 Active 387 DOM
7. 2026-06-13
   days on market $508,990 Active 386 DOM
8. 2026-06-10
   days on market $508,990 Active 384 DOM
9. 2026-06-09
   days on market $508,990 Active 383 DOM
10. 2026-06-08
    days on market $508,990 Active 382 DOM
11. 2026-06-07
    days on market $508,990 Active 381 DOM
12. 2026-06-05
    days on market $508,990 Active 378 DOM
13. 2026-06-03
    days on market $508,990 Active 377 DOM
14. 2026-06-03
    days on market $508,990 Active 376 DOM
15. 2026-06-01
    days on market $508,990 Active 375 DOM
16. 2026-05-31
    days on market $508,990 Active 374 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: $35,940
• − Mortgage interest: −$31,231
• − Property taxes: −$8,363
• − Insurance: −$2,788
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$16,220
• Taxable loss: −$28,413
• Est. tax savings @ 24.0%: +$6,819
• After-tax cash flow: $-11,026/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