435 Jean Wells Dr · Goose Creek, SC 29445

$275,000

3 bd · 1.5 ba · 1,109 sqft · SingleFamily public records · 4 Days on market

Built 1968 Est $257k · 7% 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 +14.0/30.0
• ARV discount +4.4/15.0
• DSCR +4.3/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming turnkey brick ranch in conveniently located boulder bluff on a large lot. This home has been completely renovated to perfection in 2019 with a unique floor plan compared to others in the neighborhood! Boasting a wide open view from kitchen and dining room to living room with stunning upgrades throughout! Perfect for entertaining! You will find 2 graciously sized bedroom and a true master bedroom with its own separate half bathroom with a jack and jill style transition to the hallway bathroom, a unique feature that makes it feel like you have 2 full bathes! The sellers just recently added a pack porch for you to enjoy the spacious backyard properly! The home also boasts a carport. No need to get stuck out in the rain when entering this home! Come see this gorgeous property today!

Key facts

• Open floorplan
• Conveniently located
• Covered back porch

Tags

• OPEN FLOORPLAN
• COVERED BACK PORCH
• LARGE FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: 1-car carport; 1 covered parking space
• Utilities: Public sewer; Berkeley Electric Co-Op service; City of Goose Creek utilities
• Home design: Single-family detached home; One story
• Construction: Asphalt roof
• Exterior features: Wood fencing (fully enclosed); Park access; Trash service

Interior

• Kitchen: Electric range; Electric oven; Range hood
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: 1.5 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Smooth ceilings; Ceiling fans; Family room; Living/dining combo; Sunroom
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $38 ($450/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 $216k (21.3% below list).
• Recommended offer: $216k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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); 264 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

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 $216,319 (21.3% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $257,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Anita Dr	0.19mi	3/1.0	1,100 (-1%)	4mo	$255,000	$232	85
422 Anita Dr	0.16mi	3/1.0	1,184 (+7%)	3mo	$239,000	$202	77
445 Robin Dr	0.10mi	3/1.0	1,008 (-9%)	2mo	$175,000	$174	77
413 Sarah Dr	0.29mi	3/1.0	1,040 (-6%)	3mo	$240,000	$231	72
435 Anita Dr	0.17mi	3/1.0	1,000 (-10%)	3mo	$250,000	$250	72
419 Anita Dr	0.19mi	3/1.0	1,000 (-10%)	4mo	$258,000	$258	70
107 Dennis Dr	0.29mi	3/2.0	1,200 (+8%)	4mo	$309,000	$258	68
417 Robin Dr	0.16mi	4/2.0 (+1)	1,248 (+12%)	1mo	$139,700	$112	64
316 Anne St	0.39mi	3/1.0	1,000 (-10%)	2mo	$292,000	$292	61
532 Hansford Dr	0.27mi	4/2.0 (+1)	1,224 (+10%)	4mo	$250,000	$204	60
404 Tammie Ave	0.22mi	2/1.5 (-1)	1,275 (+15%)	7mo	$259,000	$203	54
318 Jean Wells Dr	0.59mi	3/1.0	1,008 (-9%)	5mo	$257,500	$255	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: -13.9%
• Equity multiple: 0.49×
• Total profit: $-38,921
• Equity at exit: $41,003

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-17,038
• Equity at exit: $23,777

Cash invested: $77,000 (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: 264
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $38

Break-even live

Break-even rent $2,116

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $193	-5% $115	+0% $38	+5% $-40	+10% $-118
Rent	-10% $-133	-5% $-48	+0% $38	+5% $123	+10% $208
Rate	-1.0pp $176	-0.5pp $107	base $38	+0.5pp $-34	+1.0pp $-106

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	24d	1	0.48mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	22d	1	0.48mi
35 Elmwood Pl Goose Creek, SC	3.0	1.5	900	$1,699	$1.89	24d	1	0.69mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	15d	1	0.99mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	4d	3	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $275,000 Active 4 DOM
2. 2026-06-17
   remarks 615-char remark
3. 2026-06-17
   listed $275,000 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: $1,376 · $115/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$191/yr (+$16/mo · 13.9%)

ⓘ 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 2/10 Low
• 🌡 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: $25,958
• − Mortgage interest: −$15,404
• − Property taxes: −$1,376
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$8,000
• Taxable loss: −$4,350
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $1,495/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

+400.0% since first listed

10 events — show timeline

• 2026-06-17 Listed $275,000 Charleston Trident MLS
• 2022-03-22 Sold (Public Records) $255,000 Public Records
• 2022-03-03 Sold (MLS) $248,000 Charleston Trident MLS
• 2022-01-29 Contingent — Charleston Trident MLS
• 2022-01-26 Listed $250,000 Charleston Trident MLS
• 2019-07-19 Sold (MLS) $170,000 Charleston Trident MLS
• 2019-06-13 Contingent — Charleston Trident MLS
• 2019-06-04 Price Changed $175,000 Charleston Trident MLS
• 2019-06-01 Listed $179,000 Charleston Trident MLS
• 2019-04-11 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,376 · +1.8% YoY. Source: county tax records.