537 Nandina Dr · Goose Creek, SC 29445

$332,000

3 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 65 Days on market

Built 2017 6,534 sqft lot Est $353k · 6% under $55/mo HOA · 2% of rent

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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 +13.7/30.0
• ARV discount +10.2/15.0
• DSCR +4.2/10.0
• 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 to 537 Nandina Dr, a single-family residence with a straightforward, functional layout. The kitchen is equipped with all stainless steel appliances and features an accent backsplash. The primary bathroom includes double sinks. A covered patio extends to a fully fenced backyard. This residence combines modern elements with practical outdoor living.. Included 100-Day Home Warranty with buyer activation

Key facts

• Covered patio
• Accent backsplash
• 6,534 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: HOA fee collected semi-annually

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer
• Home design: Single-family detached home; Residential property
• Construction: No additional structures on the property
• Exterior features: Community clubhouse; Community fitness center; Community pool; Walk/jog trails

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air
• Interior features: Laminate flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $263k (20.9% below list).
• Recommended offer: $263k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Berkeley Elementary (619 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; 17 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 39% 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 $10k 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 65 days — a 6% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $58k (15%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,713 (20.9% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $352,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Pomegranate Dr	0.20mi	3/2.0	1,777 (-3%)	2mo	$355,000	$200	85
186 Daniels Creek Cir	0.30mi	4/2.5 (+1)	1,792 (-2%)	6mo	$375,000	$209	71
173 Daniels Creek Cir	0.28mi	3/2.5	1,988 (+9%)	3mo	$367,000	$185	68
171 Daniels Creek Cir	0.29mi	3/2.5	1,620 (-11%)	3mo	$345,000	$213	64
212 Mayfield Dr	0.61mi	3/2.0	1,914 (+5%)	1mo	$379,000	$198	63
211 Daniels Creek Cir	0.23mi	4/2.5 (+1)	2,067 (+13%)	1mo	$399,000	$193	60
258 Urbano Ln	0.45mi	3/2.5	2,041 (+12%)	5mo	$365,000	$179	53
149 Salem Creek Dr	0.55mi	4/2.5 (+1)	1,664 (-9%)	3mo	$300,000	$180	49
247 Old Carolina Dr	0.48mi	4/3.0 (+1)	2,052 (+12%)	0mo	$352,000	$172	48
115 Salem Creek Dr	0.75mi	3/2.0	1,584 (-13%)	2mo	$319,000	$201	41
424 Gianna Ln	0.71mi	3/2.5	2,066 (+13%)	4mo	$375,000	$182	40
400 Watershed Dr	0.70mi	4/2.5 (+1)	2,098 (+15%)	7mo	$376,000	$179	30

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-48,154
• Equity at exit: $49,502

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-22,959
• Equity at exit: $28,705

Cash invested: $92,960 (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: $2,627 high
• Mortgage (P&I): −$1,741
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$138
• HOA: −$55
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $26

Break-even live

Break-even rent $2,594

Max offer price $332,000

Occupancy floor 94%

Sensitivity live

Price	-10% $214	-5% $120	+0% $26	+5% $-68	+10% $-162
Rent	-10% $-181	-5% $-77	+0% $26	+5% $130	+10% $234
Rate	-1.0pp $194	-0.5pp $111	base $26	+0.5pp $-60	+1.0pp $-147

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Sequoia Ln Goose Creek, SC	4.0	3.0	1930	$2,695	$1.40	12d	1	0.26mi
117 Sequoia Ln Goose Creek, SC	4.0	3.0	1930	$2,695	$1.40	16d	1	0.26mi
141 Hawthorne Landing Dr Goose Creek, SC	3.0	2.5	1750	$2,500	$1.43	25d	1	0.39mi
335 Chapman Cir Goose Creek, SC	3.0	2.5	1540	$2,400	$1.56	5d	1	0.43mi
150 Daniels Creek Cir Goose Creek, SC	3.0	2.0	1828	$2,550	$1.39	12d	1	0.46mi
144 Daniels Creek Cir Goose Creek, SC	4.0	2.5	2480	$2,821	$1.14	13d	1	0.46mi
117 Patterson Ave Goose Creek, SC	3.0	2.5	1767	$2,349	$1.33	25d	1	0.46mi
117 Patterson Ave Goose Creek, SC	3.0	2.5	1767	$2,349	$1.33	16d	1	0.46mi
225 Urbano Ln Goose Creek, SC	3.0	2.5	2000	$5,500	$2.75	25d	1	0.66mi
266 Mayfield Dr Goose Creek, SC	4.0	2.0	1980	$2,450	$1.24	25d	1	0.71mi
531 Brick Barn Ln Goose Creek, SC	3.0	2.0	1443	$2,600	$1.80	25d	1	0.83mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	16d	1	1.02mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	23d	1	1.10mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	25d	1	1.10mi
115 Marinella Dr Goose Creek, SC	4.0	3.0	2301	$2,781	$1.21	13d	1	1.12mi
120 Stall Way Goose Creek, SC	4.0–5.0	2.0–3.0	2067	$2,498	$1.21	16d	2	1.20mi
218 Seth Ct Goose Creek, SC	3.0	2.0	1676	$2,400	$1.43	25d	1	1.41mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 23 events

1. 2026-06-21
   days on market $332,000 Active 65 DOM
2. 2026-06-18
   days on market $332,000 Active 62 DOM
3. 2026-06-17
   days on market $332,000 Active 61 DOM
4. 2026-06-16
   days on market $332,000 Active 60 DOM
5. 2026-06-15
   days on market $332,000 Active 59 DOM
6. 2026-06-13
   days on market $332,000 Active 57 DOM
7. 2026-06-13
   pricedays on marketlisting id $332,000 Active 56 DOM
8. 2026-06-10
   days on market $390,000 Active 54 DOM
9. 2026-06-09
   pricedays on marketlisting id $390,000 Active 53 DOM
10. 2026-06-08
    days on market $350,000 Active 52 DOM
11. 2026-06-07
    pricedays on marketlisting id $350,000 Active 51 DOM
12. 2026-06-05
    days on market $390,000 Active 48 DOM
13. 2026-06-03
    days on market $390,000 Active 47 DOM
14. 2026-06-03
    days on market $390,000 Active 46 DOM
15. 2026-06-01
    days on market $390,000 Active 45 DOM
16. 2026-05-31
    days on market $390,000 Active 44 DOM
17. 2026-05-14
    price $358,000
18. 2026-04-30
    price $370,000
19. 2026-04-17
    listed $390,000 Active

    Show marketing remark (411 chars)

    Welcome to 537 Nandina Dr, a single-family residence with a straightforward, functional layout. The kitchen is equipped with all stainless steel appliances and features an accent backsplash. The primary bathroom includes double sinks. A covered patio extends to a fully fenced backyard. This residence combines modern elements with practical outdoor living.. Included 100-Day Home Warranty with buyer activation

20. 2026-04-17
    listed $390,000 Active 411-char remark

    Show marketing remark (411 chars)

    Welcome to 537 Nandina Dr, a single-family residence with a straightforward, functional layout. The kitchen is equipped with all stainless steel appliances and features an accent backsplash. The primary bathroom includes double sinks. A covered patio extends to a fully fenced backyard. This residence combines modern elements with practical outdoor living.. Included 100-Day Home Warranty with buyer activation

21. 2026-04-06
    soldstatus $390,000
22. 2017-08-31
    listed $263,473 Active
23. 2017-08-31
    soldstatus $263,473 Closed

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$516/yr (+$43/mo · 37.5%)

ⓘ 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 · 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: $31,526
• − Mortgage interest: −$18,597
• − Property taxes: −$1,377
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$660
• − Depreciation: −$9,658
• Taxable loss: −$5,471
• Est. tax savings @ 24.0%: +$1,313
• After-tax cash flow: $1,629/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

+35.9% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $358,000 Charleston Trident MLS
• 2026-04-30 Price Changed $370,000 Charleston Trident MLS
• 2026-04-17 Listed $390,000 Charleston Trident MLS
• 2026-04-17 Listed $390,000 Charleston Trident MLS
• 2026-04-06 Sold (Public Records) $390,000 Public Records
• 2017-08-31 Listed $263,473 Charleston Trident MLS
• 2017-08-31 Sold (MLS) $263,473 Charleston Trident MLS

Property tax history

+57.4%/yr

Latest (2025): $1,377 · +1.8% YoY. Source: county tax records.