121 Hornby Cir · Goose Creek, SC 29445

$214,900

2 bd · 2.5 ba · 1,072 sqft · SingleFamily public records · 75 Days on market

Built 2003 871 sqft lot Est $272k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• 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 MLS

Look no further! Wonderful opportunity to own this immaculate 2 bedroom 2.5 bath townhome in the desirable Persimmon Hill neighborhood. This home features wood flooring throughout the living area downstairs, wood stairs, and finishes with wood floored bedrooms. Tile in the kitchen. The layout and flow of this home is ideal for entertaining...or just relaxing. Large open space for our family room that is overlooked by the spacious kitchen. Owner has taken great care of this home and it shows. New dual flush toilet installed. New paint. Back porch. New HVAC and appliances. The list goes on and on. This unit will not disappoint you. Come see it today!

Key facts

• Tiled kitchen
• Durable lvp flooring
• Community pool

Tags

• WALKABILITY TO SHOPPING
• DURABLE LVP FLOORING
• TILED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD PATIO
• MOVE-IN-READY CONDITION

Property features AI

Finance

• HOA & community: Community pool; Lawn maintenance included; Trash service

Exterior

• Parking: No carport spaces
• Utilities: Public sewer; BCW & SA utilities
• Home design: Residential townhouse; Single family attached; Two levels; Located on an interior lot; 0–0.5 acre lot range
• Construction: Asphalt roof; Townhouse structure
• Exterior features: Pool (community); Lawn maintenance included (community); Trash service (community)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 2 bedrooms; Primary bedroom on upper level with ceiling fan(s) and multiple closets
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air; Forced air heating
• Interior features: Cathedral/vaulted ceilings; Smooth ceilings; Ceiling fans; Family room; Living/dining combo

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $3 ($34/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 $185k (13.9% below list).
• Recommended offer: $185k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Devon Forest Elementary (math 29% / reading 33%, grade F, #385 of 597 statewide, top 65%, 970 students, 100% FRL); College Park Middle (math 14% / reading 28%, grade F, #177 of 229 statewide, top 78%, 714 students, 100% FRL); Stratford High (math 49% / reading 79%, grade B-, #92 of 196 statewide, top 48%, 2,653 students, 42% FRL) — zoned schools average 81% FRL vs 48% district-wide (32 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 75 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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.
• Current owner paid $148k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $184,963 (13.9% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $272,288
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Two Hitch Rd	0.60mi	3/2.0 (+1)	1,068 (-0%)	7mo	$300,000	$281	58
315 Indigo Rd	0.28mi	3/2.0 (+1)	1,232 (+15%)	8mo	$285,000	$231	49
121 Aylesbury Rd	0.69mi	3/1.5 (+1)	989 (-8%)	2mo	$291,500	$295	44
108 Aylesbury Rd	0.57mi	3/1.5 (+1)	1,056 (-2%)	22mo	$300,000	$284	43
128 Stonehurst Dr	0.55mi	3/2.0 (+1)	1,150 (+7%)	18mo	$292,000	$254	40
127 Persimmon Cir	0.48mi	3/2.0 (+1)	1,162 (+8%)	22mo	$294,000	$253	38
241 Hastings Dr	0.71mi	3/2.0 (+1)	1,150 (+7%)	20mo	$290,000	$252	32
112 E Hartwick Ln	0.60mi	3/2.0 (+1)	1,210 (+13%)	20mo	$303,000	$250	27

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-31,757
• Equity at exit: $32,042

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-15,217
• Equity at exit: $18,581

Cash invested: $60,172 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $3

Break-even live

Break-even rent $1,846

Max offer price $214,900

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $64	+0% $3	+5% $-58	+10% $-119
Rent	-10% $-143	-5% $-70	+0% $3	+5% $76	+10% $149
Rate	-1.0pp $111	-0.5pp $58	base $3	+0.5pp $-53	+1.0pp $-109

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Taylor Cir Goose Creek, SC	2.0	2.5	1320	$1,800	$1.36	25d	1	0.14mi
101 Brockman Way Goose Creek, SC	3.0	2.5	1287	$1,900	$1.48	16d	1	0.22mi
000000000 Goose Creek, SC	1.0–3.0	1.0–2.0	1034	$1,878	$1.82	5d	24	0.39mi
207 Lynton Ct Goose Creek, SC	3.0	2.0	1305	$1,800	$1.38	5d	1	0.60mi
1601 Snow Goose Cir Goose Creek, SC	2.0	3.0	1414	$1,785	$1.26	25d	1	0.62mi
1601 Snow Goose Cir Goose Creek, SC	1.0	1.0	799	$1,610	$2.02	5d	1	0.62mi
1601 Snow Goose Cir Goose Creek, SC	3.0	2.0	1234	$2,480	$2.01	12d	1	0.62mi
265 Okehampton Dr Goose Creek, SC	3.0	2.0	1478	$2,400	$1.62	25d	1	0.67mi
179 Turnmill Dr Goose Creek, SC	1.0–2.0	1.0–1.5	1094	$1,137	$1.04	16d	2	0.71mi
104 Gainsborough Dr Goose Creek, SC	1.0–3.0	1.0–2.0	1089	$1,900	$1.74	4d	33	0.72mi
306 Gippy Dr Summerville, SC	3.0	2.0	1275	$1,986	$1.56	25d	1	0.94mi
420 Pittsburg Lndg Summerville, SC	3.0–4.0	2.0	1216	$1,569	$1.29	4d	1	1.07mi
292 Pittsburg Lndg Summerville, SC	2.0	2.0	850	$1,450	$1.71	25d	1	1.29mi

Listing history 39 events

1. 2026-06-21
   days on market $214,900 Active 75 DOM
2. 2026-06-18
   days on market $214,900 Active 72 DOM
3. 2026-06-17
   days on market $214,900 Active 71 DOM
4. 2026-06-16
   days on market $214,900 Active 70 DOM
5. 2026-06-15
   days on market $214,900 Active 69 DOM
6. 2026-06-13
   days on market $214,900 Active 67 DOM
7. 2026-06-13
   days on market $214,900 Active 66 DOM
8. 2026-06-10
   days on market $214,900 Active 64 DOM
9. 2026-06-09
   days on market $214,900 Active 63 DOM
10. 2026-06-08
    days on market $214,900 Active 62 DOM
11. 2026-06-07
    days on market $214,900 Active 61 DOM
12. 2026-06-05
    days on market $214,900 Active 58 DOM
13. 2026-06-03
    days on market $214,900 Active 57 DOM
14. 2026-06-03
    days on market $214,900 Active 56 DOM
15. 2026-06-01
    days on market $214,900 Active 55 DOM
16. 2026-05-31
    days on market $214,900 Active 54 DOM
17. 2026-04-07
    listed $214,900 Active
18. 2020-12-18
    soldstatus $148,000
19. 2020-12-16
    soldstatus $148,000 Closed 670-char remark

    Show marketing remark (670 chars)

    Look no further! Wonderful opportunity to own this immaculate 2 bedroom 2.5 bath townhome in the desirable Persimmon Hill neighborhood. This home features wood flooring throughout the living area downstairs, wood stairs, and finishes with wood floored bedrooms. Tile in the kitchen. The layout and flow of this home is ideal for entertaining...or just relaxing. Large open space for our family room that is overlooked by the spacious kitchen. Owner has taken great care of this home and it shows. New dual flush toilet installed. New paint. Back porch. New HVAC and appliances. The list goes on and on. This unit will not disappoint you. Come see it today!

20. 2020-10-22
    historical Active Contingent 670-char remark

    Show marketing remark (670 chars)

    Look no further! Wonderful opportunity to own this immaculate 2 bedroom 2.5 bath townhome in the desirable Persimmon Hill neighborhood. This home features wood flooring throughout the living area downstairs, wood stairs, and finishes with wood floored bedrooms. Tile in the kitchen. The layout and flow of this home is ideal for entertaining...or just relaxing. Large open space for our family room that is overlooked by the spacious kitchen. Owner has taken great care of this home and it shows. New dual flush toilet installed. New paint. Back porch. New HVAC and appliances. The list goes on and on. This unit will not disappoint you. Come see it today!

21. 2020-10-10
    listed $150,000 Active 670-char remark

    Show marketing remark (670 chars)

    Look no further! Wonderful opportunity to own this immaculate 2 bedroom 2.5 bath townhome in the desirable Persimmon Hill neighborhood. This home features wood flooring throughout the living area downstairs, wood stairs, and finishes with wood floored bedrooms. Tile in the kitchen. The layout and flow of this home is ideal for entertaining...or just relaxing. Large open space for our family room that is overlooked by the spacious kitchen. Owner has taken great care of this home and it shows. New dual flush toilet installed. New paint. Back porch. New HVAC and appliances. The list goes on and on. This unit will not disappoint you. Come see it today!

22. 2018-04-19
    soldstatus $113,000
23. 2018-04-16
    soldstatus $113,000 Closed 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bedrooms townhouse with FRESH PAINT through out the house. NEW Wood Laminate flooring up-stair for easy cleaning. Each bedroom has its own full bath. Move-in ready!

24. 2018-03-13
    historical Active Contingent 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bedrooms townhouse with FRESH PAINT through out the house. NEW Wood Laminate flooring up-stair for easy cleaning. Each bedroom has its own full bath. Move-in ready!

25. 2018-03-07
    price $112,000 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bedrooms townhouse with FRESH PAINT through out the house. NEW Wood Laminate flooring up-stair for easy cleaning. Each bedroom has its own full bath. Move-in ready!

26. 2018-01-26
    listed $119,000 Active 171-char remark

    Show marketing remark (171 chars)

    Cute 2 bedrooms townhouse with FRESH PAINT through out the house. NEW Wood Laminate flooring up-stair for easy cleaning. Each bedroom has its own full bath. Move-in ready!

27. 2017-12-26
    status Pending
28. 2017-12-26
    soldstatus $80,000 Closed
29. 2017-11-21
    historical Active Contingent
30. 2017-11-13
    status Active
31. 2017-10-28
    historical
32. 2017-08-25
    status Active
33. 2017-08-21
    historical Active Contingent
34. 2017-07-27
    listed $106,450 Active
35. 2008-09-20
    historical
36. 2008-06-03
    listed $119,500
37. 2005-08-17
    soldstatus $107,000
38. 2005-05-24
    soldstatus $107,000
39. 2005-03-13
    listed $107,000

ⓘ 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: $2,902 · $242/mo
• Projected year-2 tax: $2,902 · $242/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $22,196
• − Mortgage interest: −$12,038
• − Property taxes: −$2,902
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,252
• Taxable loss: −$3,622
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $904/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

+100.8% since first listed

23 events — show timeline

• 2026-04-07 Listed $214,900 Charleston Trident MLS
• 2020-12-18 Sold (Public Records) $148,000 Public Records
• 2020-12-16 Sold (MLS) $148,000 Charleston Trident MLS
• 2020-10-22 Contingent — Charleston Trident MLS
• 2020-10-10 Listed $150,000 Charleston Trident MLS
• 2018-04-19 Sold (Public Records) $113,000 Public Records
• 2018-04-16 Sold (MLS) $113,000 Charleston Trident MLS
• 2018-03-13 Contingent — Charleston Trident MLS
• 2018-03-07 Price Changed $112,000 Charleston Trident MLS
• 2018-01-26 Listed $119,000 Charleston Trident MLS
• 2017-12-26 Pending — Charleston Trident MLS
• 2017-12-26 Sold (MLS) $80,000 Charleston Trident MLS
• 2017-11-21 Contingent — Charleston Trident MLS
• 2017-11-13 Relisted — Charleston Trident MLS
• 2017-10-28 Listing Removed — Charleston Trident MLS
• 2017-08-25 Relisted — Charleston Trident MLS
• 2017-08-21 Contingent — Charleston Trident MLS
• 2017-07-27 Listed $106,450 Charleston Trident MLS
• 2008-09-20 Listing Removed — Charleston Trident MLS
• 2008-06-03 Listed $119,500 Charleston Trident MLS
• 2005-08-17 Sold (Public Records) $107,000 Public Records
• 2005-05-24 Sold (MLS) $107,000 Charleston Trident MLS
• 2005-03-13 Listed $107,000 Charleston Trident MLS

Property tax history

+5.4%/yr

Latest (2025): $2,902 · +0.8% YoY. Source: county tax records.