237 Amy Dr · Goose Creek, SC 29445

$260,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 158 Days on market

Built 1983 9,147 sqft lot Est $293k · 11% under

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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 +14.7/30.0
• ARV discount +12.5/15.0
• DSCR +4.5/10.0
• 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

Welcome home! This freshly renovated home sits among tall pines in a quiet neighborhood. Enter the home & you are greeted by new - paint, light fixtures, ceiling fans & electrical outlets & switches, and a 2021 HVAC. First room is handsome living room featuring great natural light & hardwood floors. The kitchen was completely updated including new- SS appliances, Butcher Block counters & tile Backsplash. The primary suite is spacious w/ an en suite bathroom featuring a walk-in shower. The 2 other bedrooms share a newly installed hall bathroom. The yard is manicured & offers great shade from the mature trees & a storage shed. This property is perfect for anyone looking for a turn key home or investment property! Schedule your tour today and see what 237 Amy can do for you

Key facts

• Natural light
• Quiet neighborhood
• Hardwood floors

Tags

• QUIET NEIGHBORHOOD
• NATURAL LIGHT
• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public sewer
• Home design: Single family detached; One story; Residential; Fee simple ownership
• Construction: Asphalt roof (listed above)
• Exterior features: Asphalt roof; Level wooded lot; Lot under 0.5 acre; Storage structure

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Electric heating; Heat pump
• Interior features: Family room
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $64 ($772/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 $207k (20.5% below list).
• Recommended offer: $207k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% 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

• It's been on market 158 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $206,632 (20.5% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
5. 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.
6. 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.
7. 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: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $292,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Mary Scott Dr	0.13mi	3/2.0	1,118 (-3%)	1mo	$287,500	$257	88
119 Red Cedar Dr	0.29mi	3/2.0	1,100 (-4%)	1mo	$297,000	$270	78
118 Carol Dr	0.49mi	3/1.5	1,134 (-2%)	1mo	$287,500	$254	72
125 Farm Quarters Dr	0.43mi	3/2.0	1,096 (-5%)	3mo	$290,000	$265	69
123 Red Cedar Dr	0.27mi	3/2.0	1,024 (-11%)	1mo	$115,000	$112	68
116 Lucy Dr	0.18mi	2/2.0 (-1)	1,282 (+11%)	1mo	$272,000	$212	67
125 Red Cedar Dr	0.26mi	3/2.0	1,008 (-12%)	1mo	$248,000	$246	66
115 Kathryn Dr	0.50mi	3/2.0	1,250 (+8%)	2mo	$210,000	$168	61
134 Kathryn Dr	0.36mi	3/1.5	1,315 (+14%)	0mo	$105,000	$80	58
325 Slow Mill Dr	0.63mi	2/2.0 (-1)	1,064 (-8%)	1mo	$312,000	$293	52
211 Border Rd	0.74mi	3/2.0	1,264 (+10%)	1mo	$317,000	$251	48
316 Anne St	0.60mi	3/1.0	1,000 (-13%)	2mo	$292,000	$292	44

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-34,936
• Equity at exit: $38,767

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-12,013
• Equity at exit: $22,480

Cash invested: $72,800 (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 29445

• Home prices YoY: -18.0%
• Rents YoY: 4.5%
• Active inventory: 266
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $64

Break-even live

Break-even rent $1,985

Max offer price $260,000

Occupancy floor 92%

Sensitivity live

Price	-10% $211	-5% $138	+0% $64	+5% $-9	+10% $-83
Rent	-10% $-99	-5% $-17	+0% $64	+5% $146	+10% $228
Rate	-1.0pp $195	-0.5pp $130	base $64	+0.5pp $-3	+1.0pp $-72

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	16d	1	0.46mi
202 Saint James Ave Goose Creek, SC	2.0	2.0	980	$1,549	$1.58	16d	1	0.95mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	5d	3	1.21mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	25d	1	1.22mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	23d	1	1.22mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	25d	1	1.31mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	23d	1	1.31mi
106 Marilyn St Goose Creek, SC	2.0	1.0	750	$1,375	$1.83	25d	4	1.33mi
101 Bridgetown Rd Goose Creek, SC	1.0–2.0	1.0–2.0	877	$1,808	$2.06	5d	12	1.37mi

Listing history 25 events

1. 2026-06-21
   days on market $260,000 Active 158 DOM
2. 2026-06-18
   days on market $260,000 Active 155 DOM
3. 2026-06-17
   days on market $260,000 Active 154 DOM
4. 2026-06-16
   days on market $260,000 Active 153 DOM
5. 2026-06-15
   days on market $260,000 Active 152 DOM
6. 2026-06-13
   days on market $260,000 Active 150 DOM
7. 2026-06-13
   days on market $260,000 Active 149 DOM
8. 2026-06-10
   days on market $260,000 Active 147 DOM
9. 2026-06-09
   days on market $260,000 Active 146 DOM
10. 2026-06-08
    days on market $260,000 Active 145 DOM
11. 2026-06-07
    days on market $260,000 Active 144 DOM
12. 2026-06-05
    days on market $260,000 Active 141 DOM
13. 2026-06-03
    days on market $260,000 Active 140 DOM
14. 2026-06-03
    days on market $260,000 Active 139 DOM
15. 2026-06-01
    days on market $260,000 Active 138 DOM
16. 2026-05-31
    days on market $260,000 Active 137 DOM
17. 2026-02-03
    price $260,000
18. 2026-01-14
    listed $275,000 Active
19. 2023-10-12
    soldstatus $255,000 Closed 810-char remark

    Show marketing remark (810 chars)

    Welcome home! This freshly renovated home sits among tall pines in a quiet neighborhood. Enter the home & you are greeted by new - paint, light fixtures, ceiling fans & electrical outlets & switches, and a 2021 HVAC. First room is handsome living room featuring great natural light & hardwood floors. The kitchen was completely updated including new- SS appliances, Butcher Block counters & tile Backsplash. The primary suite is spacious w/ an en suite bathroom featuring a walk-in shower. The 2 other bedrooms share a newly installed hall bathroom. The yard is manicured & offers great shade from the mature trees & a storage shed. This property is perfect for anyone looking for a turn key home or investment property! Schedule your tour today and see what 237 Amy can do for you

20. 2023-09-22
    soldstatus $255,000
21. 2023-08-01
    historical Active Under Contract 810-char remark

    Show marketing remark (810 chars)

    Welcome home! This freshly renovated home sits among tall pines in a quiet neighborhood. Enter the home & you are greeted by new - paint, light fixtures, ceiling fans & electrical outlets & switches, and a 2021 HVAC. First room is handsome living room featuring great natural light & hardwood floors. The kitchen was completely updated including new- SS appliances, Butcher Block counters & tile Backsplash. The primary suite is spacious w/ an en suite bathroom featuring a walk-in shower. The 2 other bedrooms share a newly installed hall bathroom. The yard is manicured & offers great shade from the mature trees & a storage shed. This property is perfect for anyone looking for a turn key home or investment property! Schedule your tour today and see what 237 Amy can do for you

22. 2023-07-18
    price $255,000 810-char remark

    Show marketing remark (810 chars)

    Welcome home! This freshly renovated home sits among tall pines in a quiet neighborhood. Enter the home & you are greeted by new - paint, light fixtures, ceiling fans & electrical outlets & switches, and a 2021 HVAC. First room is handsome living room featuring great natural light & hardwood floors. The kitchen was completely updated including new- SS appliances, Butcher Block counters & tile Backsplash. The primary suite is spacious w/ an en suite bathroom featuring a walk-in shower. The 2 other bedrooms share a newly installed hall bathroom. The yard is manicured & offers great shade from the mature trees & a storage shed. This property is perfect for anyone looking for a turn key home or investment property! Schedule your tour today and see what 237 Amy can do for you

23. 2023-07-07
    listed $269,000 Active 810-char remark

    Show marketing remark (810 chars)

    Welcome home! This freshly renovated home sits among tall pines in a quiet neighborhood. Enter the home & you are greeted by new - paint, light fixtures, ceiling fans & electrical outlets & switches, and a 2021 HVAC. First room is handsome living room featuring great natural light & hardwood floors. The kitchen was completely updated including new- SS appliances, Butcher Block counters & tile Backsplash. The primary suite is spacious w/ an en suite bathroom featuring a walk-in shower. The 2 other bedrooms share a newly installed hall bathroom. The yard is manicured & offers great shade from the mature trees & a storage shed. This property is perfect for anyone looking for a turn key home or investment property! Schedule your tour today and see what 237 Amy can do for you

24. 2023-06-16
    soldstatus $153,000
25. 1983-11-18
    soldstatus $32,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$327/yr (+$27/mo · 28.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $24,796
• − Mortgage interest: −$14,564
• − Property taxes: −$1,155
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$7,564
• Taxable loss: −$3,754
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $1,673/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

+712.5% since first listed

9 events — show timeline

• 2026-02-03 Price Changed $260,000 Charleston Trident MLS
• 2026-01-14 Listed $275,000 Charleston Trident MLS
• 2023-10-12 Sold (MLS) $255,000 Charleston Trident MLS
• 2023-09-22 Sold (Public Records) $255,000 Public Records
• 2023-08-01 Contingent — Charleston Trident MLS
• 2023-07-18 Price Changed $255,000 Charleston Trident MLS
• 2023-07-07 Listed $269,000 Charleston Trident MLS
• 2023-06-16 Sold (Public Records) $153,000 Public Records
• 1983-11-18 Sold (Public Records) $32,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,155 · +4.3% YoY. Source: county tax records.