115 Decker Ct · Goose Creek, SC 29461

$250,000

3 bd · 2.0 ba · 1,296 sqft · Land · 45 Days on market

Built 1998 0.99 ac lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a sold only listing. Entered for Comp purposes only.

Key facts

• Almost one acre
• New deck
• No hoa

Tags

• NEW ROOF
• APPROVED FHA FOUNDATION
• NEW DECK
• ALMOST ONE ACRE
• NO HOA

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Manufactured double-wide home; One story
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Metal enclosed fence; Property on a cul-de-sac; High, level lot; Lot between 0.5 and 1 acre

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (master bedroom on lower level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Electric heat with heat pump
• Interior features: Eat-in kitchen; Family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $82 ($983/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 $217k (13.3% below list).
• Recommended offer: $217k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Cane Bay Elementary (math 57% / reading 55%, grade C+, #109 of 597 statewide, top 19%, 1,263 students, 28% FRL); Cane Bay Middle (math 29% / reading 47%, grade F, #86 of 229 statewide, top 39%, 1,487 students, 30% FRL); Cane Bay High (math 50% / reading 84%, grade B, #73 of 196 statewide, top 41%, 2,158 students, 28% FRL) — zoned schools average 29% FRL vs 48% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Berkeley 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 642 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ($83k/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 45 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $168k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $216,678 (13.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-35,823
• Equity at exit: $37,276

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-26,633
• Equity at exit: $21,615

Cash invested: $70,000 (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 29461

• Home prices YoY: -13.9%
• Rents YoY: 2.8%
• Active inventory: 642
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $82

Break-even live

Break-even rent $2,063

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $223	-5% $153	+0% $82	+5% $11	+10% $-60
Rent	-10% $-89	-5% $-4	+0% $82	+5% $167	+10% $253
Rate	-1.0pp $208	-0.5pp $145	base $82	+0.5pp $17	+1.0pp $-49

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 New Grade Rd Moncks Corner, SC	4.0	2.5	1650	$2,100	$1.27	25d	1	0.72mi

Listing history 21 events

1. 2026-06-22
   status $250,000 Active Under Contract 45 DOM
2. 2026-06-21
   days on market $250,000 Active 45 DOM
3. 2026-06-18
   days on market $250,000 Active 42 DOM
4. 2026-06-17
   days on market $250,000 Active 41 DOM
5. 2026-06-16
   days on market $250,000 Active 40 DOM
6. 2026-06-15
   days on market $250,000 Active 39 DOM
7. 2026-06-13
   days on market $250,000 Active 37 DOM
8. 2026-06-13
   remarks 361-char remark
9. 2026-06-13
   statusdays on market $250,000 Active 36 DOM
10. 2026-06-10
    days on market $250,000 Active Under Contract 34 DOM
11. 2026-06-09
    days on market $250,000 Active Under Contract 33 DOM
12. 2026-06-08
    days on market $250,000 Active Under Contract 32 DOM
13. 2026-06-07
    days on market $250,000 Active Under Contract 31 DOM
14. 2026-06-05
    days on market $250,000 Active Under Contract 28 DOM
15. 2026-06-03
    statusdays on market $250,000 Active Under Contract 27 DOM
16. 2026-06-03
    days on market $250,000 Active 26 DOM
17. 2026-06-01
    days on market $250,000 Active 25 DOM
18. 2026-05-31
    days on market $250,000 Active 24 DOM
19. 2026-05-07
    listed $250,000 Active
20. 2025-04-24
    listed $167,999 60-char remark

    Show marketing remark (60 chars)

    This is a sold only listing. Entered for Comp purposes only.

21. 2025-04-23
    soldstatus $167,999 60-char remark

    Show marketing remark (60 chars)

    This is a sold only listing. Entered for Comp purposes only.

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $26,001
• − Mortgage interest: −$14,004
• − Property taxes: −$2,576
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$7,273
• Taxable loss: −$3,262
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,765/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): 43,816
• Household income: $82,666
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 815.0

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: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · 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: ▼ -52.95%
• Current HPI: 328.7212
• Rent YoY: ▲ 2.77%
• 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

+48.8% since first listed

3 events — show timeline

• 2026-05-07 Listed $250,000 Charleston Trident MLS
• 2025-04-24 Listed $167,999 Charleston Trident MLS
• 2025-04-23 Sold (MLS) $167,999 Charleston Trident MLS

Property tax history

+25.7%/yr

Latest (2025): $2,576 · +539.9% YoY. Source: county tax records.