405 Madeline Dr · Goose Creek, SC 29445

$275,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 35 Days on market

Built 1976 8,712 sqft lot Est $275k · at est.

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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 +13.4/30.0
• ARV discount +7.4/15.0
• DSCR +4.0/10.0
• 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

THIS COULD BE A CUTE HOME WITH A LITTLE TLC. MOSTLY COSMETIC. SELLER WILL DO NO REPAIRS AND IS TO BE SOLD ''AS IS''. PRICE REFLECTS CONDITION. GREAT HOME FOR AN INVESTOR OR HANDYMAN. HOME AC IS APPROX. 8 YEARS OLD AND THE DUCT WORK HAS BEEN REPLACED. PRIVACY FENCE IN THE BACK YARD. THIS HOME FEATURES A NICE SIZE KITCHEN AND NICE SIZE BEDROOMS FOR THE SQUARE FOOTAGE.

Key facts

• New water heater
• Updated living space
• Convenient location

Tags

• UPDATED LIVING SPACE
• LUXURY VINYL PLANK FLOORING
• FENCED-IN BACKYARD
• PRIVATE OUTDOOR SPACE
• NEW WATER HEATER
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Berkeley Electric Co-op service
• Home design: Single-family detached home; One story; Located in the Boulder Bluff subdivision; Fee simple ownership
• Construction: Asphalt roof
• Exterior features: Metal privacy fence (enclosed)

Interior

• Bedrooms: 3 bedrooms (master bedroom on lower level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Central air conditioning
• Interior features: Blown ceiling insulation; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $5 ($65/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 $219k (20.5% below list).
• Recommended offer: $219k (20.5% 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: 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); 267 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 35 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $40k; list at $275k implies a 588% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,566 (20.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 0.79% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $274,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Sarah Dr	0.13mi	3/1.0	1,040 (-2%)	3mo	$240,000	$231	88
445 Robin Dr	0.21mi	3/1.0	1,008 (-5%)	2mo	$175,000	$174	80
416 Anita Dr	0.30mi	3/1.0	1,100 (+3%)	4mo	$255,000	$232	77
529 Amy Dr	0.23mi	3/2.0	1,100 (+3%)	7mo	$288,750	$263	74
435 Anita Dr	0.34mi	3/1.0	1,000 (-6%)	3mo	$250,000	$250	72
419 Anita Dr	0.33mi	3/1.0	1,000 (-6%)	4mo	$258,000	$258	72
316 Anne St	0.38mi	3/1.0	1,000 (-6%)	2mo	$292,000	$292	70
429 Stephanie Dr	0.44mi	3/2.0	1,091 (+2%)	7mo	$285,000	$261	65
422 Anita Dr	0.30mi	3/1.0	1,184 (+11%)	3mo	$239,000	$202	65
318 Jean Wells Dr	0.53mi	3/1.0	1,008 (-5%)	5mo	$257,500	$255	63
107 Dennis Dr	0.47mi	3/2.0	1,200 (+13%)	4mo	$309,000	$258	50
349 Water Oak Dr	0.68mi	3/2.0	975 (-8%)	3mo	$264,000	$271	48

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-40,900
• Equity at exit: $41,003

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-21,120
• Equity at exit: $23,777

Cash invested: $77,000 (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: 267
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $5

Break-even live

Break-even rent $2,179

Max offer price $275,000

Occupancy floor 95%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	23d	1	0.38mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	21d	1	0.38mi
35 Elmwood Pl Goose Creek, SC	3.0	1.5	900	$1,699	$1.89	23d	1	0.79mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	14d	1	0.85mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	3d	3	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $275,000 Active 35 DOM
2. 2026-06-17
   days on market $275,000 Active 34 DOM
3. 2026-06-16
   days on market $275,000 Active 33 DOM
4. 2026-06-15
   days on market $275,000 Active 32 DOM
5. 2026-06-13
   days on market $275,000 Active 30 DOM
6. 2026-06-13
   days on market $275,000 Active 29 DOM
7. 2026-06-10
   days on market $275,000 Active 27 DOM
8. 2026-06-09
   days on market $275,000 Active 26 DOM
9. 2026-06-08
   days on market $275,000 Active 25 DOM
10. 2026-06-07
    days on market $275,000 Active 24 DOM
11. 2026-06-05
    days on market $275,000 Active 21 DOM
12. 2026-06-03
    days on market $275,000 Active 20 DOM
13. 2026-06-03
    days on market $275,000 Active 19 DOM
14. 2026-06-01
    days on market $275,000 Active 18 DOM
15. 2026-05-31
    days on market $275,000 Active 17 DOM
16. 2026-05-09
    listed $275,000 Active
17. 2026-02-28
    historical
18. 2025-11-12
    price $264,900
19. 2025-09-27
    listed $270,000 Active
20. 2004-04-15
    soldstatus $40,000
21. 2004-04-08
    soldstatus $40,000 368-char remark

    Show marketing remark (368 chars)

    THIS COULD BE A CUTE HOME WITH A LITTLE TLC. MOSTLY COSMETIC. SELLER WILL DO NO REPAIRS AND IS TO BE SOLD ''AS IS''. PRICE REFLECTS CONDITION. GREAT HOME FOR AN INVESTOR OR HANDYMAN. HOME AC IS APPROX. 8 YEARS OLD AND THE DUCT WORK HAS BEEN REPLACED. PRIVACY FENCE IN THE BACK YARD. THIS HOME FEATURES A NICE SIZE KITCHEN AND NICE SIZE BEDROOMS FOR THE SQUARE FOOTAGE.

22. 2004-03-12
    listed $60,000 368-char remark

    Show marketing remark (368 chars)

    THIS COULD BE A CUTE HOME WITH A LITTLE TLC. MOSTLY COSMETIC. SELLER WILL DO NO REPAIRS AND IS TO BE SOLD ''AS IS''. PRICE REFLECTS CONDITION. GREAT HOME FOR AN INVESTOR OR HANDYMAN. HOME AC IS APPROX. 8 YEARS OLD AND THE DUCT WORK HAS BEEN REPLACED. PRIVACY FENCE IN THE BACK YARD. THIS HOME FEATURES A NICE SIZE KITCHEN AND NICE SIZE BEDROOMS FOR THE SQUARE FOOTAGE.

23. 1988-08-11
    soldstatus $43,000

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $1,974 · $165/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 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: $26,228
• − Mortgage interest: −$15,404
• − Property taxes: −$1,974
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$8,000
• Taxable loss: −$4,722
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $1,199/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

+539.5% since first listed

8 events — show timeline

• 2026-05-09 Listed $275,000 Charleston Trident MLS
• 2026-02-28 Listing Removed — Charleston Trident MLS
• 2025-11-12 Price Changed $264,900 Charleston Trident MLS
• 2025-09-27 Listed $270,000 Charleston Trident MLS
• 2004-04-15 Sold (Public Records) $40,000 Public Records
• 2004-04-08 Sold (MLS) $40,000 Charleston Trident MLS
• 2004-03-12 Listed $60,000 Charleston Trident MLS
• 1988-08-11 Sold (Public Records) $43,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,974 · +1.2% YoY. Source: county tax records.