415 Mary Scott Dr · Goose Creek, SC 29445

$250,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 12 Days on market

Built 1975 8,276 sqft lot Est $228k · 10% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home with large back yard and plenty of updates. Don't miss the opportunity to call this home yours. its minutes from everything. Freshly painted. Washer & Dryer Convey.

Key facts

• Stunning garden
• Massive backyard
• Close to i-26

Tags

• HARDWOOD FLOORS
• FULLY UPDATED BATHROOM
• NEW ROOF
• MASSIVE BACKYARD
• STUNNING GARDEN
• CLOSE TO I-26

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Public sewer; Berkeley Electric Co-Op service; City of Goose Creek utility service
• Home design: Single-family detached home; One story
• Construction: Architectural roof
• Exterior features: Wrought iron fencing

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms; Master bedroom with ceiling fan
• Flooring: Wood floors
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Ceiling fans; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $204k (18.5% below list).
• Recommended offer: $204k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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; 2 comparable units currently listed for rent nearby; 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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.
• Current owner paid $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $203,756 (18.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Jean Wells Dr	0.08mi	3/1.0	956 (+5%)	7mo	$225,000	$235	82
401 Mary Scott Dr	0.09mi	3/1.0	874 (-4%)	10mo	$212,000	$243	80
419 Anita Dr	0.23mi	3/1.0	1,000 (+10%)	4mo	$258,000	$258	70
445 Robin Dr	0.23mi	3/1.0	1,008 (+10%)	2mo	$175,000	$174	70
316 Anne St	0.27mi	3/1.0	1,000 (+10%)	2mo	$292,000	$292	69
435 Anita Dr	0.27mi	3/1.0	1,000 (+10%)	3mo	$250,000	$250	69
413 Sarah Dr	0.17mi	3/1.0	1,040 (+14%)	3mo	$240,000	$231	66
420 Tammie Avenue Ave	0.29mi	3/1.5	975 (+7%)	8mo	$125,000	$128	66
419 Tammie Ave Ave	0.30mi	3/1.5	971 (+6%)	11mo	$180,000	$185	64
413 Madeline Dr	0.17mi	3/2.0	1,008 (+10%)	12mo	$286,000	$284	61
318 Jean Wells Dr	0.45mi	3/1.0	1,008 (+10%)	5mo	$257,500	$255	58
349 Water Oak Dr	0.64mi	3/2.0	975 (+7%)	3mo	$264,000	$271	52

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-31,138
• Equity at exit: $37,276

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-6,014
• 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 29445

• Home prices YoY: -18.0%
• Rents YoY: 4.5%
• Active inventory: 266
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $99

Break-even live

Break-even rent $1,912

Max offer price $250,000

Occupancy floor 90%

Sensitivity live

Price	-10% $241	-5% $170	+0% $99	+5% $28	+10% $-42
Rent	-10% $-62	-5% $19	+0% $99	+5% $180	+10% $260
Rate	-1.0pp $225	-0.5pp $163	base $99	+0.5pp $34	+1.0pp $-32

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Elmwood Pl Goose Creek, SC	3.0	1.5	900	$1,699	$1.89	25d	1	0.83mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	5d	3	1.32mi

Listing history 9 events

1. 2026-06-21
   days on market $250,000 Active 12 DOM
2. 2026-06-18
   days on market $250,000 Active 9 DOM
3. 2026-06-17
   days on market $250,000 Active 8 DOM
4. 2026-06-16
   days on market $250,000 Active 7 DOM
5. 2026-06-15
   days on market $250,000 Active 6 DOM
6. 2026-06-13
   days on market $250,000 Active 4 DOM
7. 2026-06-13
   days on market $250,000 Active 3 DOM
8. 2026-06-10
   remarks 493-char remark
9. 2026-06-10
   listed $250,000 Active 1 DOM

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$281/yr (+$23/mo · 24.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,451
• − Mortgage interest: −$14,004
• − Property taxes: −$1,144
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$7,273
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $1,941/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

+632.7% since first listed

15 events — show timeline

• 2026-06-09 Listed $250,000 Charleston Trident MLS
• 2021-04-19 Sold (Public Records) $185,000 Public Records
• 2021-04-16 Sold (MLS) $185,000 Charleston Trident MLS
• 2021-03-10 Contingent — Charleston Trident MLS
• 2021-03-09 Listed $185,000 Charleston Trident MLS
• 2017-03-31 Sold (Public Records) $110,500 Public Records
• 2017-03-30 Sold (MLS) $110,500 Charleston Trident MLS
• 2017-03-05 Contingent — Charleston Trident MLS
• 2017-02-28 Listed $108,500 Charleston Trident MLS
• 2012-05-22 Sold (Public Records) $82,500 Public Records
• 2012-05-11 Sold (MLS) $82,500 Charleston Trident MLS
• 2011-12-12 Listed $85,000 Charleston Trident MLS
• 2011-02-18 Sold (MLS) $20,500 Charleston Trident MLS
• 2011-01-19 Listed $19,999 Charleston Trident MLS
• 1995-09-26 Sold (Public Records) $34,121 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,144 · +2.2% YoY. Source: county tax records.