245 Pine Shadow Dr · Goose Creek, SC 29445

$200,000

3 bd · 2.5 ba · 1,136 sqft · SingleFamily public records · 153 Days on market

Built 1983 Est $269k · 26% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• 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

A must see this cozy 3 bedroom 2.5 bath attached home with recent Renovations, including new floors, new paint, new carpet. Move in ready!

Key facts

• New floors
• New carpet
• Recent renovations

Tags

• RECENT RENOVATIONS
• NEW FLOORS
• NEW PAINT
• NEW CARPET

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family attached (townhouse); Two levels
• Construction: Townhouse construction
• Exterior features: Located in the Pineland Heights subdivision

Interior

• Bedrooms: 3 bedrooms (master bedroom on the upper level)
• Bathrooms: 2.5 bathrooms (3 total)
• Heating & cooling: Central heating
• Interior features: Refrigerator included; Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $188k (6.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Goose Creek Elementary (math 12% / reading 21%, grade F, #535 of 597 statewide, top 90%, 945 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.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 266 active listings in the ZIP; 14 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).

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

• It's been on market 153 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $200k implies a 471% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $269,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Clearwater Dr	0.23mi	3/2.0	1,134 (-0%)	8mo	$305,000	$269	80
9 Lighthouse Dr	0.03mi	4/2.0 (+1)	1,274 (+12%)	1mo	$295,000	$232	70
122 Elmora Ave	0.49mi	3/2.0	1,202 (+6%)	2mo	$285,000	$237	64
523 Bayshore Blvd	0.44mi	3/2.0	1,165 (+3%)	12mo	$302,000	$259	63
26 Elmora Ave	0.52mi	3/2.0	1,188 (+5%)	9mo	$265,000	$223	58
6 Prestwick Cir	0.65mi	3/1.0	1,111 (-2%)	8mo	$280,000	$252	53
33 Roselle Ave	0.35mi	3/1.0	1,000 (-12%)	11mo	$217,000	$217	49
10 Cranford Rd	0.51mi	3/2.0	1,000 (-12%)	8mo	$210,000	$210	48
103 Colony Dr	0.70mi	3/2.0	1,259 (+11%)	1mo	$295,000	$234	46
5 Summit Ave	0.71mi	3/1.0	1,058 (-7%)	8mo	$260,000	$246	43
109 Rahway Rd	0.74mi	2/1.5 (-1)	1,178 (+4%)	11mo	$262,000	$222	42
1034 Steelechase Ln	0.74mi	3/2.0	1,260 (+11%)	10mo	$369,900	$294	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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-14,050
• Equity at exit: $29,821

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $19,841
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $243

Break-even live

Break-even rent $1,572

Max offer price $200,000

Occupancy floor 82%

Sensitivity live

Price	-10% $357	-5% $300	+0% $243	+5% $187	+10% $130
Rent	-10% $95	-5% $169	+0% $243	+5% $318	+10% $392
Rate	-1.0pp $344	-0.5pp $294	base $243	+0.5pp $192	+1.0pp $139

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	25d	1	0.16mi
3000 Harbour Lake Dr Goose Creek, SC	2.0	1.0	962	$1,548	$1.61	4d	56	0.25mi
4255 Harbour Lake Dr Goose Creek, SC	2.0	2.0	950	$1,425	$1.50	25d	1	0.29mi
1841 Sundancer Ln Goose Creek, SC	3.0	2.0	1204	$2,200	$1.83	25d	1	0.31mi
120 S Cranford Rd Goose Creek, SC	2.0	1.5–2.0	1059	$1,610	$1.52	4d	6	0.37mi
5055 Harbour Lake Dr Goose Creek, SC	2.0	1.0	877	$1,425	$1.62	25d	1	0.44mi
205 Jackson St Goose Creek, SC	2.0	2.5	1468	$1,850	$1.26	25d	1	0.62mi
484 Truman Dr Goose Creek, SC	3.0	2.5	1320	$1,950	$1.48	4d	1	0.67mi
467 Truman Dr Goose Creek, SC	4.0	3.5	1421	$2,200	$1.55	4d	1	0.71mi
100 Swift Blvd Goose Creek, SC	1.0–3.0	1.0–2.0	1015	$1,685	$1.66	4d	1	0.82mi
150 Keenan Ave Goose Creek, SC	3.0	1.5	1030	$1,831	$1.78	13d	1	1.19mi
601 Old State Rd Goose Creek, SC	2.0	2.0	1217	$1,550	$1.27	4d	1	1.30mi
601 Old State Rd Goose Creek, SC	2.0	2.0	1217	$1,750	$1.44	25d	1	1.30mi
601 Old State Rd Goose Creek, SC	3.0	2.0	1370	$1,750	$1.28	16d	1	1.30mi

Listing history 22 events

1. 2026-06-21
   days on market $200,000 Active 153 DOM
2. 2026-06-18
   days on market $200,000 Active 150 DOM
3. 2026-06-17
   days on market $200,000 Active 149 DOM
4. 2026-06-16
   days on market $200,000 Active 148 DOM
5. 2026-06-15
   days on market $200,000 Active 147 DOM
6. 2026-06-13
   days on market $200,000 Active 145 DOM
7. 2026-06-13
   days on market $200,000 Active 144 DOM
8. 2026-06-10
   days on market $200,000 Active 142 DOM
9. 2026-06-09
   days on market $200,000 Active 141 DOM
10. 2026-06-08
    days on market $200,000 Active 140 DOM
11. 2026-06-07
    days on market $200,000 Active 139 DOM
12. 2026-06-05
    days on market $200,000 Active 136 DOM
13. 2026-06-03
    days on market $200,000 Active 135 DOM
14. 2026-06-03
    days on market $200,000 Active 134 DOM
15. 2026-06-01
    days on market $200,000 Active 133 DOM
16. 2026-05-31
    days on market $200,000 Active 132 DOM
17. 2026-03-19
    price $200,000
18. 2026-02-06
    price $205,000
19. 2026-01-19
    listed $220,000 Active
20. 2011-06-10
    historical
21. 2010-06-19
    listed $80,000
22. 1988-10-28
    soldstatus $35,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 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: $22,560
• − Mortgage interest: −$11,203
• − Property taxes: −$1,317
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$5,818
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $3,013/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

+471.4% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $200,000 Charleston Trident MLS
• 2026-02-06 Price Changed $205,000 Charleston Trident MLS
• 2026-01-19 Listed $220,000 Charleston Trident MLS
• 2011-06-10 Listing Removed — Charleston Trident MLS
• 2010-06-19 Listed $80,000 Charleston Trident MLS
• 1988-10-28 Sold (Public Records) $35,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,317 · +2.4% YoY. Source: county tax records.