Columbia Plan · Charleston, SC 29450

$479,990

4 bd · 2.5 ba · 2,423 sqft · SingleFamily · 134 Days on market

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +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 Columbia single-family home is just as inviting as it is functional. Discover a magnificently spacious floor plan with custom flex areas. The welcoming family room effortlessly flows into the gourmet kitchen and dining area, so you never miss a moment. Add a covered porch for those warm summer nights and use the family entry from the 2-car garage to control clutter. On the second floor, 4 large bedrooms await, with the option to change one to a cozy loft for more living and entertaining space. Your luxurious owner's suite offers a walk-in closet and spa-like double vanity bath. Com

Key facts

• Covered porch
• Walk-in closet
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• COVERED PORCH
• WALK-IN CLOSET
• SPA-LIKE DOUBLE VANITY BATH
• CUSTOM FLEX AREAS

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Columbia plan; Located in Huger, SC
• Exterior features: Approximately 2,423 square feet living area

Interior

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

🏗️ New construction. The $479,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $503,984.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $480k).
• Recommended offer: $422k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $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 134 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.

Recommended offer $422,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.04% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $503,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Royal Cainhoy Way	0.36mi	4/3.5	2,394 (-1%)	6mo	$524,990	$219	72
106 Royal Cainhoy Way	0.37mi	4/3.5	2,394 (-1%)	7mo	$499,890	$209	71
154 Royal Cainhoy Way	0.42mi	4/3.5	2,394 (-1%)	9mo	$453,687	$190	67
163 Royal Cainhoy Way	0.39mi	4/3.5	2,394 (-1%)	11mo	$534,890	$223	67
125 Royal Cainhoy Way	0.45mi	3/2.5 (-1)	2,394 (-1%)	9mo	$489,990	$205	65
118 Royal Cainhoy Way	0.39mi	3/2.5 (-1)	2,394 (-1%)	13mo	$520,415	$217	64
147 Royal Cainhoy Way	0.47mi	4/3.5	2,394 (-1%)	13mo	$499,615	$209	61
123 Royal Cainhoy Way	0.43mi	4/2.5	2,260 (-7%)	9mo	$449,465	$199	61
137 Royal Cainhoy Way	0.49mi	4/2.5	2,602 (+7%)	10mo	$540,457	$208	56
128 Royal Cainhoy Way	0.42mi	4/3.0	2,602 (+7%)	13mo	$527,940	$203	55
107 Royal Cainhoy Way	0.40mi	5/3.0 (+1)	2,602 (+7%)	9mo	$504,890	$194	54
121 Royal Cainhoy Way	0.44mi	5/3.0 (+1)	2,602 (+7%)	9mo	$474,690	$182	53

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,080
• Equity at exit: $118,849

10-year hold

• IRR: 6.9%
• Equity multiple: 1.66×
• Total profit: $93,156
• Equity at exit: $122,425

Cash invested: $141,116 (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: 7.6×

Monthly cashflow live

• Estimated rent: $5,235 medium
• Mortgage (P&I): −$2,643
• Tax est. 1.5%: −$630 /mo · $7,560/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,099
• Net cashflow: $653

Break-even live

Break-even rent $4,409

Max offer price $503,984

Occupancy floor 83%

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: $125,996
• Closing costs: $15,120
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $479,990 Active 134 DOM
2. 2026-06-17
   days on market $479,990 Active 133 DOM
3. 2026-06-16
   days on market $479,990 Active 132 DOM
4. 2026-06-15
   days on market $479,990 Active 131 DOM
5. 2026-06-13
   days on market $479,990 Active 129 DOM
6. 2026-06-13
   days on market $479,990 Active 128 DOM
7. 2026-06-10
   days on market $479,990 Active 126 DOM
8. 2026-06-09
   days on market $479,990 Active 125 DOM
9. 2026-06-08
   days on market $479,990 Active 124 DOM
10. 2026-06-07
    days on market $479,990 Active 123 DOM
11. 2026-06-05
    days on market $479,990 Active 120 DOM
12. 2026-06-03
    days on market $479,990 Active 119 DOM
13. 2026-06-03
    days on market $479,990 Active 118 DOM
14. 2026-06-01
    days on market $479,990 Active 117 DOM
15. 2026-05-31
    days on market $479,990 Active 116 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: $62,823
• − Mortgage interest: −$28,231
• − Property taxes: −$7,560
• − Insurance: −$2,520
• − Repairs & maintenance: −$5,026
• − Management: −$5,026
• − Depreciation: −$14,661
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $7,883/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