103 Water Oak Dr · Goose Creek, SC 29445

$254,900

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 32 Days on market

Built 1979 8,276 sqft lot Est $320k · 20% 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 +13.7/30.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• 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

LOOKING FOR A GREAT RANCHER - CLEAN-CLEAN-CLEAN...REALLY REDONE! NEW PAINTIN AND OUT, ARCHITECT SHINGLE ON NEW ROOF, NEW CARPET AND VINYL. NEW STOVE, NEW 3 TON HVAC, PERFECTLY CONVERTED GARAGE IS A TERRIFIC FAMILY ROOM! NEW SCREENS ON ALL WINDOWS. VACANT-SHOW ANYTIME - CALL TO LOG APPOINTMENT.DOUBLE DRIVEWAY FOR OFF-STREET PARKING. NEW CONTRACT SUBJECT TO RELEASE FROM PREVIOUS CONTRACT.

Key facts

• Updated water heater
• Updated roof
• Finished garage

Tags

• SOLID BRICK RANCH
• FINISHED GARAGE
• FENCED BACKYARD
• UPDATED ROOF
• UPDATED HVAC
• UPDATED WATER HEATER

Property features AI

Finance

• Other: Trash service in community
• HOA & community: No association fee (annual fee listed as 0)

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Co-Op power
• Home design: Single-family detached home; One story; Ground-level entry
• Construction: Architectural roof; Fee simple ownership
• Exterior features: Interior lot; Wooded lot

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary suite on lower level)
• Flooring: Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Bonus room; Eat-in kitchen; Family room; Formal living room; Office
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $17 ($204/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 $222k (12.8% below list).
• Recommended offer: $222k (12.8% 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: Boulder Bluff Elementary (math 25% / reading 34%, grade F, #399 of 597 statewide, top 69%, 633 students, 100% FRL); Westview Middle (math 35% / reading 49%, grade D-, #64 of 229 statewide, top 29%, 886 students, 45% FRL); Goose Creek High (math 33% / reading 68%, grade D+, #150 of 196 statewide, top 76%, 1,981 students, 52% FRL) — zoned schools average 66% FRL vs 48% district-wide (18 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; 18 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 33% 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 32 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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, 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 $222,256 (12.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $320,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Lucy Dr	0.12mi	2/2.0 (-1)	1,282 (+0%)	1mo	$272,000	$212	84
244 Jean Wells Dr	0.17mi	3/2.0	1,300 (+2%)	4mo	$352,369	$271	82
134 Kathryn Dr	0.43mi	3/1.5	1,315 (+3%)	0mo	$105,000	$80	72
245 Mary Scott Dr	0.15mi	3/2.0	1,118 (-12%)	1mo	$287,500	$257	68
115 Kathryn Dr	0.57mi	3/2.0	1,250 (-2%)	2mo	$210,000	$168	65
129 Carol Dr	0.52mi	3/2.0	1,310 (+3%)	6mo	$275,000	$210	62
211 Border Rd	0.72mi	3/2.0	1,264 (-1%)	1mo	$317,000	$251	60
119 Red Cedar Dr	0.27mi	3/2.0	1,100 (-14%)	1mo	$297,000	$270	60
118 Carol Dr	0.56mi	3/1.5	1,134 (-11%)	1mo	$287,500	$254	53
125 Farm Quarters Dr	0.36mi	3/2.0	1,096 (-14%)	3mo	$290,000	$265	53
102 Amberside Dr	0.71mi	3/2.0	1,414 (+11%)	2mo	$305,000	$216	44
314 Judy Dr	0.65mi	3/2.5	1,425 (+12%)	2mo	$300,000	$211	42

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-36,753
• Equity at exit: $38,006

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-15,926
• Equity at exit: $22,039

Cash invested: $71,372 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$296 /mo · $3,551/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $17

Break-even live

Break-even rent $2,201

Max offer price $254,900

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $89	+0% $17	+5% $-55	+10% $-127
Rent	-10% $-159	-5% $-71	+0% $17	+5% $105	+10% $193
Rate	-1.0pp $145	-0.5pp $82	base $17	+0.5pp $-49	+1.0pp $-116

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Roxanne Dr Goose Creek, SC	3.0	3.0	1600	$2,200	$1.38	25d	1	0.34mi
120 Stall Way Goose Creek, SC	4.0–5.0	2.0–3.0	2067	$2,498	$1.21	16d	2	0.34mi
113 Roxanne Dr Goose Creek, SC	3.0–4.0	2.5–3.5	1770	$2,175	$1.23	4d	4	0.36mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	16d	1	0.39mi
202 Saint James Ave Goose Creek, SC	2.0	2.0	980	$1,549	$1.58	16d	1	1.04mi
6 Duck Pond Ct Goose Creek, SC	4.0	2.0	1593	$2,100	$1.32	25d	1	1.12mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	25d	1	1.14mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	23d	1	1.14mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	5d	3	1.26mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	25d	1	1.32mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	23d	1	1.32mi
141 Hawthorne Landing Dr Goose Creek, SC	3.0	2.5	1750	$2,500	$1.43	25d	1	1.39mi
203 Brookshire Rd Goose Creek, SC	3.0	3.0	1550	$2,500	$1.61	16d	1	1.43mi
117 Patterson Ave Goose Creek, SC	3.0	2.5	1767	$2,349	$1.33	16d	1	1.45mi
117 Patterson Ave Goose Creek, SC	3.0	2.5	1767	$2,349	$1.33	25d	1	1.45mi
101 Bridgetown Rd Goose Creek, SC	1.0–2.0	1.0–2.0	877	$1,808	$2.06	5d	12	1.45mi
138 Thistle Rd Goose Creek, SC	3.0	2.5	1617	$2,095	$1.30	23d	1	1.47mi
218 Seth Ct Goose Creek, SC	3.0	2.0	1676	$2,400	$1.43	25d	1	1.48mi

Listing history 28 events

1. 2026-06-21
   days on market $254,900 Active 32 DOM
2. 2026-06-18
   days on market $254,900 Active 29 DOM
3. 2026-06-17
   days on market $254,900 Active 28 DOM
4. 2026-06-16
   days on market $254,900 Active 27 DOM
5. 2026-06-15
   days on market $254,900 Active 26 DOM
6. 2026-06-13
   days on market $254,900 Active 24 DOM
7. 2026-06-13
   days on market $254,900 Active 23 DOM
8. 2026-06-10
   days on market $254,900 Active 21 DOM
9. 2026-06-09
   days on market $254,900 Active 20 DOM
10. 2026-06-08
    days on market $254,900 Active 19 DOM
11. 2026-06-07
    days on market $254,900 Active 18 DOM
12. 2026-06-05
    days on market $254,900 Active 15 DOM
13. 2026-06-03
    days on market $254,900 Active 14 DOM
14. 2026-06-03
    days on market $254,900 Active 13 DOM
15. 2026-06-01
    days on market $254,900 Active 12 DOM
16. 2026-05-31
    days on market $254,900 Active 11 DOM
17. 2026-05-20
    listed $254,900 Active
18. 2025-10-03
    historical $1,680
19. 2025-09-26
    price $1,680
20. 2025-08-22
    listed $1,715
21. 2021-03-04
    soldstatus $594,864
22. 2016-05-06
    soldstatus $50,000
23. 2001-01-18
    soldstatus $69,900
24. 2001-01-11
    soldstatus $69,900 389-char remark

    Show marketing remark (389 chars)

    LOOKING FOR A GREAT RANCHER - CLEAN-CLEAN-CLEAN...REALLY REDONE! NEW PAINTIN AND OUT, ARCHITECT SHINGLE ON NEW ROOF, NEW CARPET AND VINYL. NEW STOVE, NEW 3 TON HVAC, PERFECTLY CONVERTED GARAGE IS A TERRIFIC FAMILY ROOM! NEW SCREENS ON ALL WINDOWS. VACANT-SHOW ANYTIME - CALL TO LOG APPOINTMENT.DOUBLE DRIVEWAY FOR OFF-STREET PARKING. NEW CONTRACT SUBJECT TO RELEASE FROM PREVIOUS CONTRACT.

25. 2000-09-26
    listed $69,900 389-char remark

    Show marketing remark (389 chars)

    LOOKING FOR A GREAT RANCHER - CLEAN-CLEAN-CLEAN...REALLY REDONE! NEW PAINTIN AND OUT, ARCHITECT SHINGLE ON NEW ROOF, NEW CARPET AND VINYL. NEW STOVE, NEW 3 TON HVAC, PERFECTLY CONVERTED GARAGE IS A TERRIFIC FAMILY ROOM! NEW SCREENS ON ALL WINDOWS. VACANT-SHOW ANYTIME - CALL TO LOG APPOINTMENT.DOUBLE DRIVEWAY FOR OFF-STREET PARKING. NEW CONTRACT SUBJECT TO RELEASE FROM PREVIOUS CONTRACT.

26. 2000-08-25
    soldstatus $40,500 386-char remark

    Show marketing remark (386 chars)

    SQUARE FOOTAGE FROM TAX RECORDS, PLEASE VERIFY. AGE IS ESTIMATED, PLEASEVERIFY. GARAGE HAS BEEN CONVERTED AND IS IN APPROX. SQFTCAN CONVERT TO 1 CAR GARAGE. EXCELLENT INVESTMENT OPPORTUNITY OR FIRST-TIME BUYERS WHO WILL DO REPAIRS. SALE PRICE OF $44,900 IS ''AS-IS'' PRICING. PROPERTY TO CONVEY BY SPECIAL WARRANTY DEED.*BROKER BUYING ON THEIR OWN BEHALF - NOT ELIGIBLE FOR COMMISSION**

27. 2000-07-31
    listed $44,900 386-char remark

    Show marketing remark (386 chars)

    SQUARE FOOTAGE FROM TAX RECORDS, PLEASE VERIFY. AGE IS ESTIMATED, PLEASEVERIFY. GARAGE HAS BEEN CONVERTED AND IS IN APPROX. SQFTCAN CONVERT TO 1 CAR GARAGE. EXCELLENT INVESTMENT OPPORTUNITY OR FIRST-TIME BUYERS WHO WILL DO REPAIRS. SALE PRICE OF $44,900 IS ''AS-IS'' PRICING. PROPERTY TO CONVEY BY SPECIAL WARRANTY DEED.*BROKER BUYING ON THEIR OWN BEHALF - NOT ELIGIBLE FOR COMMISSION**

28. 1979-12-10
    soldstatus $38,200

ⓘ 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: $3,551 · $296/mo
• Projected year-2 tax: $3,551 · $296/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 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: $26,671
• − Mortgage interest: −$14,278
• − Property taxes: −$3,551
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$7,415
• Taxable loss: −$4,116
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $1,192/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

+567.3% since first listed

12 events — show timeline

• 2026-05-20 Listed $254,900 Charleston Trident MLS
• 2025-10-03 Rental Removed $1,680 RENTLY
• 2025-09-26 Price Changed $1,680 RENTLY
• 2025-08-22 Listed for Rent $1,715 RENTLY
• 2021-03-04 Sold (Public Records) $594,864 Public Records
• 2016-05-06 Sold (Public Records) $50,000 Public Records
• 2001-01-18 Sold (Public Records) $69,900 Public Records
• 2001-01-11 Sold (MLS) $69,900 Charleston Trident MLS
• 2000-09-26 Listed $69,900 Charleston Trident MLS
• 2000-08-25 Sold (MLS) $40,500 Charleston Trident MLS
• 2000-07-31 Listed $44,900 Charleston Trident MLS
• 1979-12-10 Sold (Public Records) $38,200 Public Records

Property tax history

+17.2%/yr

Latest (2025): $3,551 · +0.7% YoY. Source: county tax records.