396 Painted Lady Ln · Goose Creek, SC 29445

$325,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 108 Days on market

Built 2023 1,742 sqft lot Est $344k · 5% under $72/mo HOA · 3% of rent

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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 +12.0/30.0
• ARV discount +10.0/15.0
• DSCR +3.6/10.0
• 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 MLS

Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

Key facts

• Spacious island
• Bright foyer
• Blue tile backsplash

Tags

• BRIGHT FOYER
• OPEN-PLAN LIVING SPACE
• SPACIOUS ISLAND
• STAINLESS STEEL APPLIANCES
• BLUE TILE BACKSPLASH
• COZY LIVING AREA

Property features AI

Finance

• HOA & community: HOA fee $216 quarterly; Lawn maintenance included; Walk/jog trails

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Residential single-family attached; Townhouse; Two levels
• Construction: Architectural roof
• Exterior features: Rain gutters; Pond on the property

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Kitchen island; Pantry; ENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with ceiling fan
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Smooth ceilings; Kitchen island; Walk-in closets; Ceiling fans; Eat-in kitchen; Family room; Pantry
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (23.0% below list).
• Recommended offer: $250k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Boulder Bluff Elementary (math 25% / reading 34%, grade F, #399 of 597 statewide, top 69%, 633 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.
• Market conditions: Rents rising fast (+4.5%/yr); 266 active listings in the ZIP; 8 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 37% 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 $10k 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 108 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $250,344 (23.0% 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 108 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $343,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Brawley Dr	0.14mi	3/2.0	1,494 (-14%)	1mo	$328,000	$220	69
102 Lilly Grace Ln	0.64mi	3/2.0	1,705 (-2%)	5mo	$337,000	$198	63
139 Saint Charles Way	0.42mi	4/2.5 (+1)	1,780 (+2%)	9mo	$329,900	$185	62
106 Lilly Grace Ln	0.64mi	3/2.0	1,704 (-2%)	7mo	$335,000	$197	62
148 Saint Charles Way	0.36mi	4/2.5 (+1)	1,780 (+2%)	13mo	$329,000	$185	61
139 Spindle Way	0.37mi	4/2.5 (+1)	1,818 (+5%)	9mo	$350,000	$193	60
216 Loocock Dr	0.38mi	4/2.5 (+1)	1,614 (-7%)	5mo	$324,600	$201	60
259 Hyrne Dr	0.57mi	3/2.5	1,856 (+7%)	1mo	$360,000	$194	59
430 Delmont Dr	0.60mi	3/2.0	1,544 (-11%)	7mo	$320,000	$207	48
422 Philbrick Dr	0.64mi	4/2.5 (+1)	1,867 (+8%)	6mo	$360,000	$193	45
158 Marinella Dr	0.62mi	3/2.5	1,903 (+10%)	10mo	$387,000	$203	45
133 Evergreen Magnolia Ave	0.43mi	4/2.5 (+1)	1,482 (-15%)	9mo	$310,000	$209	41

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-53,684
• Equity at exit: $48,459

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-36,837
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$135
• HOA: −$72
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-76

Break-even live

Break-even rent $2,599

Max offer price $311,615

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $16	+0% $-76	+5% $-168	+10% $-260
Rent	-10% $-274	-5% $-175	+0% $-76	+5% $23	+10% $122
Rate	-1.0pp $88	-0.5pp $7	base $-76	+0.5pp $-160	+1.0pp $-246

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Seth Ct Goose Creek, SC	3.0	2.0	1676	$2,400	$1.43	25d	1	0.22mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	25d	1	0.43mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	22d	1	0.43mi
266 Mayfield Dr Goose Creek, SC	4.0	2.0	1980	$2,450	$1.24	25d	1	0.82mi
225 Urbano Ln Goose Creek, SC	3.0	2.5	2000	$5,500	$2.75	25d	1	1.00mi
104 Roxanne Dr Goose Creek, SC	3.0	3.0	1600	$2,200	$1.38	25d	1	1.22mi
113 Roxanne Dr Goose Creek, SC	3.0–4.0	2.5–3.5	1770	$2,175	$1.23	4d	4	1.24mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	16d	1	1.39mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 27 events

1. 2026-06-21
   days on market $325,000 Active 108 DOM
2. 2026-06-18
   days on market $325,000 Active 105 DOM
3. 2026-06-17
   days on market $325,000 Active 104 DOM
4. 2026-06-16
   days on market $325,000 Active 103 DOM
5. 2026-06-15
   days on market $325,000 Active 102 DOM
6. 2026-06-13
   days on market $325,000 Active 100 DOM
7. 2026-06-13
   days on market $325,000 Active 99 DOM
8. 2026-06-10
   days on market $325,000 Active 97 DOM
9. 2026-06-09
   days on market $325,000 Active 96 DOM
10. 2026-06-08
    days on market $325,000 Active 95 DOM
11. 2026-06-07
    days on market $325,000 Active 94 DOM
12. 2026-06-05
    days on market $325,000 Active 91 DOM
13. 2026-06-03
    days on market $325,000 Active 90 DOM
14. 2026-06-03
    days on market $325,000 Active 89 DOM
15. 2026-06-01
    days on market $325,000 Active 88 DOM
16. 2026-05-31
    days on market $325,000 Active 87 DOM
17. 2026-03-05
    listed $325,000 Active
18. 2026-03-01
    historical
19. 2025-05-01
    price $325,000
20. 2025-02-06
    listed $335,000 Active
21. 2024-06-28
    soldstatus $325,000 Closed 756-char remark

    Show marketing remark (756 chars)

    Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

22. 2024-05-11
    status Pending 756-char remark

    Show marketing remark (756 chars)

    Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

23. 2024-04-12
    price $329,850 756-char remark

    Show marketing remark (756 chars)

    Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

24. 2023-11-09
    price $334,850 756-char remark

    Show marketing remark (756 chars)

    Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

25. 2023-10-06
    price $342,990 756-char remark

    Show marketing remark (756 chars)

    Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

26. 2023-09-11
    listed $335,990 Active 756-char remark

    Show marketing remark (756 chars)

    Finished home ready to close! Check out the Bristol Townhome by Eastwood Homes! Upon entering the foyer, you can find a beautiful custom built in drop zone. Features include a spacious kitchen with tons of cabinets & large island for seating. Slider doors lead out to the back patio overlooking the pond & trees. Open railings with modern square pickets are featured on the first & second floors. Upstairs you will find a spacious primary bedroom & bath featuring a fully tiled large shower with a built-in bench & transom window above. Don't miss the newest townhomes in Goose Creek, just minutes from Central Creek Park, local shops & restaurants, + a new 800-seat amphitheater on the GC Municipal Center Campus (opening 2024)!

27. 1998-06-12
    soldstatus $58,000

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$152/yr (+$13/mo · 8.9%)

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

Taxation est. · year 1

• Rental income: $30,041
• − Mortgage interest: −$18,205
• − Property taxes: −$1,701
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − HOA: −$864
• − Depreciation: −$9,455
• Taxable loss: −$6,615
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $678/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

• Census place: Goose Creek, SC
• 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

+460.3% since first listed

11 events — show timeline

• 2026-03-05 Listed $325,000 Charleston Trident MLS
• 2026-03-01 Listing Removed — Charleston Trident MLS
• 2025-05-01 Price Changed $325,000 Charleston Trident MLS
• 2025-02-06 Listed $335,000 Charleston Trident MLS
• 2024-06-28 Sold (MLS) $325,000 Charleston Trident MLS
• 2024-05-11 Pending — Charleston Trident MLS
• 2024-04-12 Price Changed $329,850 Charleston Trident MLS
• 2023-11-09 Price Changed $334,850 Charleston Trident MLS
• 2023-10-06 Price Changed $342,990 Charleston Trident MLS
• 2023-09-11 Listed $335,990 Charleston Trident MLS
• 1998-06-12 Sold (Public Records) $58,000 Public Records

Property tax history

+41.3%/yr

Latest (2025): $1,701 · -2.3% YoY. Source: county tax records.