332 Peters Creek Dr · Goose Creek, SC 29486

$315,000

3 bd · 2.5 ba · 1,612 sqft · SingleFamily public records · 98 Days on market

Built 2009 Est $353k · 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 +12.9/30.0
• ARV discount +12.3/15.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sweet home in Cane Bay situated on a large lot with beautiful landscaping. The well appointed kitchen is the heart of this home- featuring granite countertops, granite top island, wooden cabinetry and a spacious pantry. The living room opens up to a screened back porch and privacy fenced yard with an additional patio area and brick firepit; great for outdoor dining and entertaining. Upstairs you will find a loft/ family room area, 3 bedrooms and 2 bathrooms including the private master suite. There is a main floor half bathroom as well. The home is located just across from walking/biking trails and close to the neighborhood pool, play park, fishing ponds, amenities, YMCA, shopping, restaurants, schools and more.

Key facts

• 2 garage spots
• Built 2009
• Listed 98 days

Property features AI

Exterior

• Parking: 2-car garage; Total 2 parking spaces
• Utilities: Public sewer
• Home design: Single-family detached home; Two stories; Residential property
• Construction: Asphalt roof
• Exterior features: Wood fencing; Lot size under 0.5 acre

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on the upper level
• Flooring: Carpet; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Kitchen island; Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-25 ($-296/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (25.0% below list).
• Recommended offer: $236k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Cane Bay Elementary (math 57% / reading 55%, grade C+, #109 of 597 statewide, top 19%, 1,263 students, 28% FRL); Cane Bay Middle (math 29% / reading 47%, grade F, #86 of 229 statewide, top 39%, 1,487 students, 30% FRL); Cane Bay High (math 50% / reading 84%, grade B, #73 of 196 statewide, top 41%, 2,158 students, 28% FRL) — zoned schools average 29% FRL vs 48% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Berkeley 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 1301 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 ($90k/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 $9k 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 98 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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, 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 $236,359 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $353,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Sanctuary Park Dr	0.36mi	3/2.5	1,605 (-0%)	2mo	$335,000	$209	80
436 Northern Red Oak Dr	0.36mi	3/2.5	1,728 (+7%)	1mo	$360,000	$208	70
381 Sanctuary Park Dr	0.36mi	3/2.5	1,547 (-4%)	8mo	$340,000	$220	70
238 Sea Lavender Ln	0.54mi	2/2.0 (-1)	1,550 (-4%)	2mo	$349,900	$226	59
239 Sea Lavender Ln	0.52mi	3/2.0	1,517 (-6%)	6mo	$372,000	$245	58
343 Iveson Rd	0.58mi	3/2.5	1,668 (+4%)	12mo	$325,000	$195	58
805 Starboard Ct	0.59mi	2/2.0 (-1)	1,596 (-1%)	8mo	$365,000	$229	57
102 Billowing Sails St	0.61mi	3/2.0	1,485 (-8%)	4mo	$325,000	$219	53
626 Battery Edge Dr	0.67mi	2/2.0 (-1)	1,596 (-1%)	10mo	$355,000	$222	51
828 Redbud Ln	0.75mi	3/2.5	1,700 (+6%)	7mo	$325,000	$191	50
109 Billowing Sails St	0.59mi	2/2.0 (-1)	1,385 (-14%)	11mo	$300,000	$217	33
192 Sea Lavender Ln	0.70mi	2/2.0 (-1)	1,385 (-14%)	10mo	$299,900	$217	28

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-53,537
• Equity at exit: $46,968

10-year hold

• IRR: -9.8%
• Equity multiple: 0.41×
• Total profit: $-52,399
• Equity at exit: $27,235

Cash invested: $88,200 (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 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1301
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-25

Break-even live

Break-even rent $2,395

Max offer price $310,640

Occupancy floor 96%

Sensitivity live

Price	-10% $154	-5% $64	+0% $-25	+5% $-114	+10% $-203
Rent	-10% $-211	-5% $-118	+0% $-25	+5% $69	+10% $162
Rate	-1.0pp $134	-0.5pp $55	base $-25	+0.5pp $-106	+1.0pp $-189

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 Sanctuary Park Dr Summerville, SC	3.0	2.5	2156	$2,361	$1.10	13d	1	0.33mi
318 Deep River Rd Summerville, SC	4.0	2.0	1689	$2,349	$1.39	16d	1	0.34mi
350 Spectrum Rd Summerville, SC	4.0	2.5	2186	$2,350	$1.08	25d	1	0.65mi
168 Sea Lavender Ln Summerville, SC	2.0	2.0	1385	$2,000	$1.44	25d	1	0.80mi
788 Redbud Ln Summerville, SC	4.0	2.5	2070	$2,500	$1.21	16d	1	0.82mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,159	$1.99	4d	21	0.88mi
318 Oyster Bay Dr Summerville, SC	2.0	2.0	1760	$2,700	$1.53	12d	1	0.89mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1157	$2,385	$2.06	25d	1	0.95mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	4d	1	0.95mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,100	$1.36	4d	1	1.08mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	4d	1	1.08mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,295	$1.28	23d	1	1.09mi
44000 Owl Wood Ln Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,129	$1.96	4d	14	1.09mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,295	$1.29	4d	1	1.20mi
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,295	$1.28	4d	1	1.20mi
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	16d	1	1.20mi
195 N Creek Dr Summerville, SC	2.0	2.0	1238	$1,995	$1.61	16d	1	1.39mi
5101 Evado Ln Summerville, SC	3.0	1.0–2.0	859	$2,136	$2.49	4d	19	1.43mi
121 Blossom Wood Ln Summerville, SC	4.0	2.5	1976	$2,300	$1.16	25d	1	1.45mi
187 Surfbird Rd Summerville, SC	4.0	2.5	2067	$2,700	$1.31	4d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $315,000 Active 98 DOM
2. 2026-06-18
   days on market $315,000 Active 95 DOM
3. 2026-06-17
   days on market $315,000 Active 94 DOM
4. 2026-06-16
   days on market $315,000 Active 93 DOM
5. 2026-06-15
   days on market $315,000 Active 92 DOM
6. 2026-06-13
   days on market $315,000 Active 90 DOM
7. 2026-06-13
   days on market $315,000 Active 89 DOM
8. 2026-06-10
   days on market $315,000 Active 87 DOM
9. 2026-06-09
   days on market $315,000 Active 86 DOM
10. 2026-06-08
    days on market $315,000 Active 85 DOM
11. 2026-06-07
    days on market $315,000 Active 84 DOM
12. 2026-06-05
    days on market $315,000 Active 81 DOM
13. 2026-06-03
    days on market $315,000 Active 80 DOM
14. 2026-06-03
    days on market $315,000 Active 79 DOM
15. 2026-06-01
    days on market $315,000 Active 78 DOM
16. 2026-05-31
    days on market $315,000 Active 77 DOM
17. 2026-03-15
    listed $315,000 Active
18. 2021-12-02
    soldstatus $300,000
19. 2021-11-29
    soldstatus $300,000 Closed 726-char remark

    Show marketing remark (726 chars)

    Home sweet home in Cane Bay situated on a large lot with beautiful landscaping. The well appointed kitchen is the heart of this home- featuring granite countertops, granite top island, wooden cabinetry and a spacious pantry. The living room opens up to a screened back porch and privacy fenced yard with an additional patio area and brick firepit; great for outdoor dining and entertaining. Upstairs you will find a loft/ family room area, 3 bedrooms and 2 bathrooms including the private master suite. There is a main floor half bathroom as well. The home is located just across from walking/biking trails and close to the neighborhood pool, play park, fishing ponds, amenities, YMCA, shopping, restaurants, schools and more.

20. 2021-10-21
    historical Active Contingent 726-char remark

    Show marketing remark (726 chars)

    Home sweet home in Cane Bay situated on a large lot with beautiful landscaping. The well appointed kitchen is the heart of this home- featuring granite countertops, granite top island, wooden cabinetry and a spacious pantry. The living room opens up to a screened back porch and privacy fenced yard with an additional patio area and brick firepit; great for outdoor dining and entertaining. Upstairs you will find a loft/ family room area, 3 bedrooms and 2 bathrooms including the private master suite. There is a main floor half bathroom as well. The home is located just across from walking/biking trails and close to the neighborhood pool, play park, fishing ponds, amenities, YMCA, shopping, restaurants, schools and more.

21. 2021-10-16
    listed $285,000 Active 726-char remark

    Show marketing remark (726 chars)

    Home sweet home in Cane Bay situated on a large lot with beautiful landscaping. The well appointed kitchen is the heart of this home- featuring granite countertops, granite top island, wooden cabinetry and a spacious pantry. The living room opens up to a screened back porch and privacy fenced yard with an additional patio area and brick firepit; great for outdoor dining and entertaining. Upstairs you will find a loft/ family room area, 3 bedrooms and 2 bathrooms including the private master suite. There is a main floor half bathroom as well. The home is located just across from walking/biking trails and close to the neighborhood pool, play park, fishing ponds, amenities, YMCA, shopping, restaurants, schools and more.

22. 2009-03-04
    soldstatus $161,887 17-char remark

    Show marketing remark (17 chars)

    For comp purposes

23. 2008-08-26
    listed $161,887 17-char remark

    Show marketing remark (17 chars)

    For comp purposes

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$490/yr (+$41/mo · 37.6%)

ⓘ 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 ≥107°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: $28,363
• − Mortgage interest: −$17,645
• − Property taxes: −$1,305
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$9,164
• Taxable loss: −$5,864
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $1,111/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): 53,975
• Household income: $89,578
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1017.0

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 0.56)
• Race & ethnicity: White 62% Black 19% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 1%

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: ▼ -52.74%
• Current HPI: 285.0567
• Rent YoY: ▲ 2.67%
• 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

+94.6% since first listed

7 events — show timeline

• 2026-03-15 Listed $315,000 Charleston Trident MLS
• 2021-12-02 Sold (Public Records) $300,000 Public Records
• 2021-11-29 Sold (MLS) $300,000 Charleston Trident MLS
• 2021-10-21 Contingent — Charleston Trident MLS
• 2021-10-16 Listed $285,000 Charleston Trident MLS
• 2009-03-04 Sold (MLS) $161,887 Charleston Trident MLS
• 2008-08-26 Listed $161,887 Charleston Trident MLS

Property tax history

+5.3%/yr

Latest (2025): $1,305 · +4.3% YoY. Source: county tax records.