154 Rahway Rd Apt A · Goose Creek, SC 29445

$199,999

2 bd · 2.5 ba · 1,024 sqft · Townhouse public records · 48 Days on market

Built 1985 Est $199k · at est.

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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 +20.1/30.0
• ARV discount +7.2/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic starter home or investor option townhome available for immediate occupancy! Inside has been partially updated with newer paint, newer hvac and flooring downstairs. Professionally cleaned. Located right off of Henry E Brown this home is in a central location. And best of all NO HOA so payment on this home is unbeatable. Rush now to schedule your home tour before this opportunity is gone!

Key facts

• No hoa
• Built 1985
• Listed 47 days

Tags

• NO HOA
• WALKING BIKING DISTANCE
• WELL ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Co-Op power
• Home design: Single-family attached (townhouse); Two levels; Ground-level entry
• Construction: Fee simple ownership
• Exterior features: Asphalt roof; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (primary bedroom on upper level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Electric heat; Central air conditioning; Family room fireplace
• Interior features: Blown ceiling insulation; Eat-in kitchen; Family room
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.7% below list).
• Recommended offer: $185k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.0% in Goose Creek — 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 67/100 on livability (#103 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living B+; Watch: amenities F, commute F, health & safety F.
• 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: Sedgefield Middle (math 13% / reading 26%, grade F, #182 of 229 statewide, top 80%, 986 students, 100% FRL); Goose Creek High (math 33% / reading 68%, grade D+, #150 of 196 statewide, top 76%, 1,981 students, 52% FRL) — zoned schools average 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 267 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,656 (7.7% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $198,656
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Rahway Rd Unit D	0.07mi	2/2.5	1,024 (0%)	10mo	$220,000	$215	88
154 Rahway Rd Unit L	0.00mi	2/2.0	1,024 (0%)	22mo	$198,750	$194	80
152 Rahway Rd Unit D	0.04mi	2/2.0	1,046 (+2%)	23mo	$190,000	$182	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-13,847
• Equity at exit: $29,821

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $20,072
• Equity at exit: $17,292

Cash invested: $56,000 (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 29445

• Home prices YoY: -18.0%
• Rents YoY: 4.5%
• Active inventory: 267
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $248

Break-even live

Break-even rent $1,533

Max offer price $199,999

Occupancy floor 82%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Pinewind Way Goose Creek, SC	2.0–3.0	2.0–2.5	1336	$2,195	$1.64	12d	1	0.96mi
222 Maypop Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	23d	1	0.97mi
484 Truman Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	3d	1	1.06mi
120 S Cranford Rd Goose Creek, SC	2.0	1.5–2.0	1059	$1,610	$1.52	2d	6	1.09mi
205 Jackson St Goose Creek, SC	2.0	2.5	1468	$1,850	$1.26	23d	1	1.11mi
163 Woodward Rd Goose Creek, SC	3.0	3.0	1475	$2,300	$1.56	23d	1	1.12mi
169 Pine Shadow Dr Goose Creek, SC	3.0	2.5	1200	$1,800	$1.50	23d	1	1.13mi
4255 Harbour Lake Dr Goose Creek, SC	2.0	2.0	950	$1,425	$1.50	23d	1	1.18mi
5055 Harbour Lake Dr Goose Creek, SC	2.0	1.0	877	$1,425	$1.62	23d	1	1.24mi
3000 Harbour Lake Dr Goose Creek, SC	2.0	1.0	962	$1,548	$1.61	3d	56	1.24mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	21d	1	1.30mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	23d	1	1.30mi
150 Keenan Ave Goose Creek, SC	3.0	1.5	1030	$1,831	$1.78	12d	1	1.31mi
1841 Sundancer Ln Goose Creek, SC	3.0	2.0	1204	$2,200	$1.83	23d	1	1.41mi

Listing history 30 events

1. 2026-06-18
   days on market $199,999 Active 48 DOM
2. 2026-06-17
   days on market $199,999 Active 47 DOM
3. 2026-06-16
   days on market $199,999 Active 46 DOM
4. 2026-06-15
   days on market $199,999 Active 45 DOM
5. 2026-06-13
   days on market $199,999 Active 43 DOM
6. 2026-06-13
   days on market $199,999 Active 42 DOM
7. 2026-06-10
   days on market $199,999 Active 40 DOM
8. 2026-06-09
   days on market $199,999 Active 39 DOM
9. 2026-06-08
   days on market $199,999 Active 38 DOM
10. 2026-06-07
    days on market $199,999 Active 37 DOM
11. 2026-06-05
    days on market $199,999 Active 34 DOM
12. 2026-06-03
    days on market $199,999 Active 33 DOM
13. 2026-06-03
    days on market $199,999 Active 32 DOM
14. 2026-06-01
    days on market $199,999 Active 31 DOM
15. 2026-05-31
    days on market $199,999 Active 30 DOM
16. 2026-05-08
    price $199,999
17. 2026-05-02
    listed $205,000 Active
18. 2024-03-06
    soldstatus $193,000
19. 2024-03-05
    soldstatus $193,000 Closed 400-char remark

    Show marketing remark (400 chars)

    Fantastic starter home or investor option townhome available for immediate occupancy! Inside has been partially updated with newer paint, newer hvac and flooring downstairs. Professionally cleaned. Located right off of Henry E Brown this home is in a central location. And best of all NO HOA so payment on this home is unbeatable. Rush now to schedule your home tour before this opportunity is gone!

20. 2024-01-28
    historical Active Under Contract 400-char remark

    Show marketing remark (400 chars)

    Fantastic starter home or investor option townhome available for immediate occupancy! Inside has been partially updated with newer paint, newer hvac and flooring downstairs. Professionally cleaned. Located right off of Henry E Brown this home is in a central location. And best of all NO HOA so payment on this home is unbeatable. Rush now to schedule your home tour before this opportunity is gone!

21. 2024-01-28
    price $193,000 400-char remark

    Show marketing remark (400 chars)

    Fantastic starter home or investor option townhome available for immediate occupancy! Inside has been partially updated with newer paint, newer hvac and flooring downstairs. Professionally cleaned. Located right off of Henry E Brown this home is in a central location. And best of all NO HOA so payment on this home is unbeatable. Rush now to schedule your home tour before this opportunity is gone!

22. 2024-01-22
    listed $185,000 Active 400-char remark

    Show marketing remark (400 chars)

    Fantastic starter home or investor option townhome available for immediate occupancy! Inside has been partially updated with newer paint, newer hvac and flooring downstairs. Professionally cleaned. Located right off of Henry E Brown this home is in a central location. And best of all NO HOA so payment on this home is unbeatable. Rush now to schedule your home tour before this opportunity is gone!

23. 2015-02-06
    historical
24. 2011-04-28
    soldstatus $34,000
25. 2011-01-27
    listed $34,900
26. 2010-05-07
    listed $44,900
27. 2006-06-15
    soldstatus $250,250
28. 2001-02-12
    historical
29. 2000-05-18
    listed $39,000
30. 1996-05-30
    soldstatus $29,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $948 · $79/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$192/yr (+$16/mo · 20.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,159
• − Mortgage interest: −$11,203
• − Property taxes: −$948
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,818
• Taxable loss: −$356
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $3,057/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 — Goose Creek

• Score: 67/100
• State rank: #103
• US rank: #10912

Category grades

Amenities F Commute F Cost of living B+ Crime B- Employment A Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 198,768 people
• City population: 59,227
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 59,227
• Household income: $81,594
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1308.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 11% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada, Jamaica, Vietnam
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Tagalog/Filipino 2%

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: ▼ -66.40%
• Current HPI: 301.8653
• Rent YoY: ▲ 4.52%
• Metro: Charleston-North Charleston, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+578.0% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $199,999 Charleston Trident MLS
• 2026-05-02 Listed $205,000 Charleston Trident MLS
• 2024-03-06 Sold (Public Records) $193,000 Public Records
• 2024-03-05 Sold (MLS) $193,000 Charleston Trident MLS
• 2024-01-28 Contingent — Charleston Trident MLS
• 2024-01-28 Price Changed $193,000 Charleston Trident MLS
• 2024-01-22 Listed $185,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2011-04-28 Sold (MLS) $34,000 Charleston Trident MLS
• 2011-01-27 Listed $34,900 Charleston Trident MLS
• 2010-05-07 Listed $44,900 Charleston Trident MLS
• 2006-06-15 Sold (Public Records) $250,250 Public Records
• 2001-02-12 Listing Removed — Charleston Trident MLS
• 2000-05-18 Listed $39,000 Charleston Trident MLS
• 1996-05-30 Sold (Public Records) $29,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $948 · -51.2% YoY. Source: county tax records.