9 Pequannock Rd · Goose Creek, SC 29445

$275,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 251 Days on market

Built 1970 10,018 sqft lot Est $297k · 7% under ↓ 5% since listing

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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).

• Cash flow +14.6/30.0
• ARV discount +10.8/15.0
• DSCR +4.4/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Ranch style home is on a high Corner lot, with Full masonry fireplace. 3 bedrooms and 2 full bathrooms with sunken Great Room. Master bedroom has walk-in bathtub and the interior has been patched and painted, kitchen cabinets have been refinished. Entry locks are Schlage with keypad for security. Come see this sparkling home. .

Key facts

• Masonry fireplace
• Corner lot
• Sunken great room

Tags

• CORNER LOT
• MASONRY FIREPLACE
• SUNKEN GREAT ROOM

Property features AI

Finance

• HOA & community: Community trash service

Exterior

• Parking: Attached 1-car garage; Off-street parking; Garage door opener
• Utilities: Public sewer; BCW & SA utility service; Berkeley Electric Co-op power
• Home design: Single-family detached home; One story
• Construction: Fiberglass roof; Fee simple ownership
• Exterior features: Chain link fencing; 0–0.5 acre lot, high elevation

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms, primary bedroom on lower level
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (forced air, electric); Central air conditioning
• Interior features: Ceiling - blown insulation; Unfinished attached FROG (future room over garage); Separate dining area; Great room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $64 ($771/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 $211k (23.2% below list).
• Recommended offer: $211k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Goose Creek Elementary (math 12% / reading 21%, grade F, #535 of 597 statewide, top 90%, 945 students, 100% FRL); 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 84% FRL vs 48% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 266 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 251 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $211,109 (23.2% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $296,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Delaware Rd	0.21mi	3/2.0	1,218 (+2%)	6mo	$295,000	$242	82
30 Bonnie Burn Rd Rd	0.24mi	3/2.0	1,250 (+4%)	2mo	$330,000	$264	80
18 Rumson Rd	0.25mi	3/2.0	1,188 (-1%)	10mo	$290,000	$244	79
37 Delaware Rd	0.27mi	3/2.0	1,145 (-4%)	8mo	$279,000	$244	74
33 Oak Grove Rd	0.24mi	3/2.0	1,256 (+5%)	10mo	$325,000	$259	72
31 Delaware Rd	0.24mi	3/2.0	1,120 (-6%)	8mo	$266,000	$238	72
166 Charles B Gibson Ave	0.64mi	3/2.0	1,120 (-6%)	4mo	$290,000	$259	57
123 Millburn Ave	0.61mi	3/2.0	1,092 (-9%)	3mo	$287,000	$263	54
114 Rahway Rd	0.63mi	4/1.5 (+1)	1,125 (-6%)	2mo	$215,000	$191	52
109 Rahway Rd	0.69mi	2/1.5 (-1)	1,178 (-2%)	11mo	$262,000	$222	50
113 Millburn Ave	0.60mi	3/1.0	1,064 (-11%)	0mo	$274,500	$258	49
346 Briarbend Rd	0.61mi	3/2.5	1,328 (+11%)	8mo	$329,000	$248	45

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-37,343
• Equity at exit: $41,003

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-13,987
• Equity at exit: $23,777

Cash invested: $77,000 (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: 266
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $64

Break-even live

Break-even rent $2,030

Max offer price $275,000

Occupancy floor 92%

Sensitivity live

Price	-10% $220	-5% $142	+0% $64	+5% $-328	+10% $-423
Rent	-10% $-103	-5% $-19	+0% $64	+5% $148	+10% $231
Rate	-1.0pp $203	-0.5pp $134	base $64	+0.5pp $-7	+1.0pp $-80

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	$2,345	$1.76	13d	1	0.62mi
222 Maypop Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	25d	1	0.64mi
163 Woodward Rd Goose Creek, SC	3.0	3.0	1475	$2,300	$1.56	25d	1	0.78mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	25d	1	0.99mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	23d	1	0.99mi
484 Truman Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	5d	1	1.24mi
467 Truman Dr Goose Creek, SC	4.0	3.5	1421	$2,200	$1.55	5d	1	1.26mi
205 Jackson St Goose Creek, SC	2.0	2.5	1468	$1,850	$1.26	25d	1	1.31mi
150 Keenan Ave Goose Creek, SC	3.0	1.5	1030	$1,831	$1.78	13d	1	1.37mi
169 Pine Shadow Dr Goose Creek, SC	3.0	2.5	1200	$1,800	$1.50	25d	1	1.42mi
120 S Cranford Rd Goose Creek, SC	2.0	1.5–2.0	1059	$1,610	$1.52	4d	6	1.43mi
114 Old Back River Rd Goose Creek, SC	4.0	2.0	1300	$2,400	$1.85	25d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $275,000 Active 251 DOM
2. 2026-06-18
   days on market $275,000 Active 248 DOM
3. 2026-06-17
   days on market $275,000 Active 247 DOM
4. 2026-06-16
   days on market $275,000 Active 246 DOM
5. 2026-06-15
   days on market $275,000 Active 245 DOM
6. 2026-06-13
   days on market $275,000 Active 243 DOM
7. 2026-06-13
   days on market $275,000 Active 242 DOM
8. 2026-06-10
   days on market $275,000 Active 240 DOM
9. 2026-06-09
   days on market $275,000 Active 239 DOM
10. 2026-06-08
    days on market $275,000 Active 238 DOM
11. 2026-06-07
    days on market $275,000 Active 237 DOM
12. 2026-06-05
    days on market $275,000 Active 234 DOM
13. 2026-06-03
    days on market $275,000 Active 233 DOM
14. 2026-06-03
    days on market $275,000 Active 232 DOM
15. 2026-06-01
    days on market $275,000 Active 231 DOM
16. 2026-05-31
    days on market $275,000 Active 230 DOM
17. 2026-05-22
    status Active
18. 2026-05-06
    historical Active Under Contract
19. 2026-04-21
    price $275,000
20. 2026-03-23
    price $279,900
21. 2026-03-10
    price $284,900
22. 2025-10-10
    listed $289,900 Active

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$1,006/yr (+$84/mo · 179.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $25,333
• − Mortgage interest: −$15,404
• − Property taxes: −$562
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$8,000
• Taxable loss: −$4,061
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $1,746/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

-5.1% since first listed

6 events — show timeline

• 2026-05-22 Relisted — Charleston Trident MLS
• 2026-05-06 Contingent — Charleston Trident MLS
• 2026-04-21 Price Changed $275,000 Charleston Trident MLS
• 2026-03-23 Price Changed $279,900 Charleston Trident MLS
• 2026-03-10 Price Changed $284,900 Charleston Trident MLS
• 2025-10-10 Listed $289,900 Charleston Trident MLS

Property tax history

+2.7%/yr

Latest (2025): $562 · +6.2% YoY. Source: county tax records.