333 Grape Arbor Dr · Goose Creek, SC 29486

$210,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured public records · 14 Days on market

Built 1988 0.95 ac lot

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Why this score? — see what drove the C 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

3-bedroom, 2-bath manufactured home situated on 0.95 acres with no HOA. The property offers plenty of space and flexibility for a variety of uses. While the home needs some work, it provides a solid opportunity for a buyer to renovate and customize to their vision. A great option for someone looking for land, freedom from HOA restrictions, and potential to add value.

Key facts

• 0.95 acres
• No hoa
• 0.95 acre lot

Tags

• 0.95 ACRES
• NO HOA
• OPPORTUNITY TO RENOVATE
• POTENTIAL TO ADD VALUE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.5% 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 (+2.7%/yr); 1301 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($90k/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 $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $210k implies a 1221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $210,000

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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-10,280
• Equity at exit: $31,312

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $19,583
• Equity at exit: $18,157

Cash invested: $58,800 (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 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1301
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $384

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 78%

Sensitivity live

Price	-10% $530	-5% $457	+0% $384	+5% $312	+10% $239
Rent	-10% $201	-5% $293	+0% $384	+5% $476	+10% $568
Rate	-1.0pp $490	-0.5pp $438	base $384	+0.5pp $330	+1.0pp $275

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Deep River Rd Summerville, SC	4.0	2.0	1689	$2,349	$1.39	15d	1	0.69mi
168 Sea Lavender Ln Summerville, SC	2.0	2.0	1385	$2,000	$1.44	24d	1	0.92mi
214 New Grade Rd Moncks Corner, SC	4.0	2.5	1650	$2,100	$1.27	24d	1	1.06mi
318 Oyster Bay Dr Summerville, SC	2.0	2.0	1760	$2,700	$1.53	11d	1	1.10mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	4d	1	1.16mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1157	$2,385	$2.06	24d	1	1.16mi
195 N Creek Dr Summerville, SC	2.0	2.0	1238	$1,995	$1.61	15d	1	1.37mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,159	$1.99	4d	21	1.37mi

Listing history 3 events

1. 2026-02-05
   status Pending
2. 2026-01-22
   listed $210,000 Active
3. 1988-06-14
   soldstatus $15,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $27,884
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$6,109
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $4,289/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): 53,975
• Household income: $89,578
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1017.0

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 0.56)
• Race & ethnicity: White 62% Black 19% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1%

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: ▼ -52.74%
• Current HPI: 285.0567
• Rent YoY: ▲ 2.67%
• 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

+1220.8% since first listed

3 events — show timeline

• 2026-02-05 Pending — Charleston Trident MLS
• 2026-01-22 Listed $210,000 Charleston Trident MLS
• 1988-06-14 Sold (Public Records) $15,900 Public Records

Property tax history

-1.8%/yr

Latest (2025): $362 · +8.2% YoY. Source: county tax records.