260 Pine Shadow Dr · Goose Creek, SC 29445

$165,000

2 bd · 2.5 ba · 1,152 sqft · SingleFamily public records · 18 Days on market

Built 1986 Est $273k · 40% under

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• 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

Handyman special.

Key facts

• Built 1986
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools C-, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.5%/yr); 267 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $5k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $165k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $273,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Clearwater Dr	0.27mi	3/2.0 (+1)	1,134 (-2%)	8mo	$305,000	$269	71
122 Elmora Ave	0.46mi	3/2.0 (+1)	1,202 (+4%)	2mo	$285,000	$237	63
523 Bayshore Blvd	0.46mi	3/2.0 (+1)	1,165 (+1%)	12mo	$302,000	$259	60
26 Elmora Ave	0.48mi	3/2.0 (+1)	1,188 (+3%)	9mo	$265,000	$223	58
21 Clearwater Dr	0.29mi	3/1.5 (+1)	1,080 (-6%)	15mo	$277,000	$256	55
109 Rahway Rd	0.70mi	2/1.5	1,178 (+2%)	10mo	$262,000	$222	51
6 Prestwick Cir	0.61mi	3/1.0 (+1)	1,111 (-4%)	8mo	$280,000	$252	48
33 Roselle Ave	0.31mi	3/1.0 (+1)	1,000 (-13%)	11mo	$217,000	$217	44
10 Cranford Rd	0.46mi	3/2.0 (+1)	1,000 (-13%)	8mo	$210,000	$210	43
103 Colony Dr	0.73mi	3/2.0 (+1)	1,259 (+9%)	1mo	$295,000	$234	42
5 Summit Ave	0.66mi	3/1.0 (+1)	1,058 (-8%)	8mo	$260,000	$246	38
25 Aldene Ave	0.39mi	3/1.0 (+1)	1,320 (+15%)	11mo	$289,500	$219	37

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,816
• Equity at exit: $24,602

10-year hold

• IRR: 9.6%
• Equity multiple: 1.78×
• Total profit: $36,223
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$865
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $334

Break-even live

Break-even rent $1,320

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
169 Pine Shadow Dr Goose Creek, SC	3.0	2.5	1200	$1,800	$1.50	23d	1	0.21mi
3000 Harbour Lake Dr Goose Creek, SC	2.0	1.0	962	$1,548	$1.61	3d	56	0.29mi
4255 Harbour Lake Dr Goose Creek, SC	2.0	2.0	950	$1,425	$1.50	23d	1	0.30mi
120 S Cranford Rd Goose Creek, SC	2.0	1.5–2.0	1059	$1,610	$1.52	2d	6	0.34mi
1841 Sundancer Ln Goose Creek, SC	3.0	2.0	1204	$2,200	$1.83	23d	1	0.40mi
5055 Harbour Lake Dr Goose Creek, SC	2.0	1.0	877	$1,425	$1.62	23d	1	0.45mi
205 Jackson St Goose Creek, SC	2.0	2.5	1468	$1,850	$1.26	23d	1	0.62mi
484 Truman Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	3d	1	0.67mi
100 Swift Blvd Goose Creek, SC	1.0–3.0	1.0–2.0	1015	$1,485	$1.46	3d	1	0.86mi
150 Keenan Ave Goose Creek, SC	3.0	1.5	1030	$1,831	$1.78	11d	1	1.18mi
601 Old State Rd Goose Creek, SC	2.0	2.0	1217	$1,750	$1.44	23d	1	1.31mi
601 Old State Rd Goose Creek, SC	2.0	2.0	1217	$1,550	$1.27	3d	1	1.31mi
601 Old State Rd Goose Creek, SC	3.0	2.0	1370	$1,750	$1.28	14d	1	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $165,000 Active 18 DOM
2. 2026-06-17
   days on market $165,000 Active 17 DOM
3. 2026-06-16
   days on market $165,000 Active 16 DOM
4. 2026-06-15
   days on market $165,000 Active 15 DOM
5. 2026-06-13
   days on market $165,000 Active 13 DOM
6. 2026-06-13
   days on market $165,000 Active 12 DOM
7. 2026-06-10
   days on market $165,000 Active 10 DOM
8. 2026-06-09
   days on market $165,000 Active 9 DOM
9. 2026-06-08
   days on market $165,000 Active 8 DOM
10. 2026-06-07
    days on market $165,000 Active 7 DOM
11. 2026-06-05
    days on market $165,000 Active 4 DOM
12. 2026-06-03
    days on market $165,000 Active 3 DOM
13. 2026-06-03
    days on market $165,000 Active 2 DOM
14. 2026-06-01
    remarks 17-char remark
15. 2026-06-01
    listed $165,000 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $20,907
• − Mortgage interest: −$9,243
• − Property taxes: −$1,304
• − Insurance: −$825
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,800
• Taxable income: $1,390
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $3,670/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

+350.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $165,000 FSBO.com
• 1998-06-01 Sold (Public Records) $37,500 Public Records
• 1992-12-09 Sold (Public Records) $36,628 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,304 · +2.5% YoY. Source: county tax records.