309 Annette Dr · Goose Creek, SC 29445

$275,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 53 Days on market

Built 1961 8,712 sqft lot Est $257k · 7% over

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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 +4.3/15.0
• DSCR +4.0/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SITE SIZE, AGE AND LIVING SPACE BEST ESTIMATES. PLEASE RECHECK TO SATISFY YOURSELF. MANY HARDWOOD FLOORS, FENCED YARD, LARGE STORAGE ROOM ADDITION. CHAIN LINK FENCE IN FRONT AND REAR. CLOSE TO SCHOOLS AND SHOPPING. PLENTY OF ROOM IN BACK YARD TO ADD GARAGE.

Key facts

• New kitchen
• Ss electric range
• Laundry room

Tags

• NEW KITCHEN
• GRANITE COUNTERS
• SS MICROWAVE RANGE HOOD
• SS ELECTRIC RANGE
• SS DISHWASHER
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Trash service

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Water and sewer services (BCW & SA); Electricity from Berkeley Electric Co-Op; Natural gas from Dominion Energy
• Home design: Single family detached home; One story
• Construction: Architectural roof
• Exterior features: Chain link fence; Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom on the lower level
• Flooring: Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Blown ceiling insulation; Ceiling fan(s); Formal living room; Separate dining room; Utility room
• 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 $275k.

Deal economics

• At list price, monthly cash flow is $5 ($63/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 $204k (25.7% below list).
• Recommended offer: $204k (25.7% 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); 266 active listings in the ZIP; 7 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 30% 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 53 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $275k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $204,321 (25.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.74% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $257,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Anne St	0.27mi	3/1.0	1,000 (0%)	2mo	$292,000	$292	85
419 Anita Dr	0.55mi	3/1.0	1,000 (0%)	4mo	$258,000	$258	72
349 Water Oak Dr	0.41mi	3/2.0	975 (-2%)	3mo	$264,000	$271	70
435 Anita Dr	0.66mi	3/1.0	1,000 (0%)	3mo	$250,000	$250	67
413 Sarah Dr	0.57mi	3/1.0	1,040 (+4%)	3mo	$240,000	$231	65
125 Red Cedar Dr	0.64mi	3/2.0	1,008 (+1%)	1mo	$248,000	$246	64
245 Mary Scott Dr	0.26mi	3/2.0	1,118 (+12%)	1mo	$287,500	$257	64
123 Red Cedar Dr	0.65mi	3/2.0	1,024 (+2%)	1mo	$115,000	$112	60
118 Carol Dr	0.37mi	3/1.5	1,134 (+13%)	1mo	$287,500	$254	58
416 Anita Dr	0.52mi	3/1.0	1,100 (+10%)	4mo	$255,000	$232	56
119 Red Cedar Dr	0.67mi	3/2.0	1,100 (+10%)	1mo	$297,000	$270	47
125 Farm Quarters Dr	0.73mi	3/2.0	1,096 (+10%)	3mo	$290,000	$265	43

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: -14.8%
• Equity multiple: 0.46×
• Total profit: $-41,203
• Equity at exit: $41,003

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-22,624
• 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: 266
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $5

Break-even live

Break-even rent $2,037

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $83	+0% $5	+5% $-73	+10% $-150
Rent	-10% $-156	-5% $-75	+0% $5	+5% $86	+10% $167
Rate	-1.0pp $144	-0.5pp $75	base $5	+0.5pp $-66	+1.0pp $-138

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	16d	1	0.72mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	4d	3	0.96mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	25d	1	1.02mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	22d	1	1.02mi
202 Saint James Ave Goose Creek, SC	2.0	2.0	980	$1,549	$1.58	16d	1	1.04mi
35 Elmwood Pl Goose Creek, SC	3.0	1.5	900	$1,699	$1.89	25d	1	1.31mi
101 Bridgetown Rd Goose Creek, SC	1.0–2.0	1.0–2.0	877	$1,808	$2.06	4d	12	1.35mi

Listing history 27 events

1. 2026-06-21
   days on market $275,000 Active 53 DOM
2. 2026-06-18
   days on market $275,000 Active 50 DOM
3. 2026-06-17
   days on market $275,000 Active 49 DOM
4. 2026-06-16
   days on market $275,000 Active 48 DOM
5. 2026-06-15
   days on market $275,000 Active 47 DOM
6. 2026-06-13
   days on market $275,000 Active 45 DOM
7. 2026-06-13
   days on market $275,000 Active 44 DOM
8. 2026-06-10
   days on market $275,000 Active 42 DOM
9. 2026-06-09
   days on market $275,000 Active 41 DOM
10. 2026-06-08
    days on market $275,000 Active 40 DOM
11. 2026-06-07
    days on market $275,000 Active 39 DOM
12. 2026-06-05
    days on market $275,000 Active 36 DOM
13. 2026-06-03
    days on market $275,000 Active 35 DOM
14. 2026-06-03
    days on market $275,000 Active 34 DOM
15. 2026-06-01
    days on market $275,000 Active 33 DOM
16. 2026-05-31
    days on market $275,000 Active 32 DOM
17. 2026-05-22
    price $285,000
18. 2026-04-29
    listed $290,000 Active
19. 2007-12-21
    soldstatus $83,000 257-char remark

    Show marketing remark (257 chars)

    SITE SIZE, AGE AND LIVING SPACE BEST ESTIMATES. PLEASE RECHECK TO SATISFY YOURSELF. MANY HARDWOOD FLOORS, FENCED YARD, LARGE STORAGE ROOM ADDITION. CHAIN LINK FENCE IN FRONT AND REAR. CLOSE TO SCHOOLS AND SHOPPING. PLENTY OF ROOM IN BACK YARD TO ADD GARAGE.

20. 2007-10-08
    listed $89,900 257-char remark

    Show marketing remark (257 chars)

    SITE SIZE, AGE AND LIVING SPACE BEST ESTIMATES. PLEASE RECHECK TO SATISFY YOURSELF. MANY HARDWOOD FLOORS, FENCED YARD, LARGE STORAGE ROOM ADDITION. CHAIN LINK FENCE IN FRONT AND REAR. CLOSE TO SCHOOLS AND SHOPPING. PLENTY OF ROOM IN BACK YARD TO ADD GARAGE.

21. 2003-09-10
    soldstatus $65,000
22. 2003-06-26
    soldstatus $65,000 213-char remark

    Show marketing remark (213 chars)

    NICE HOUSE IN CONVIENT AREA - CLOSE TO SCHOOLS, SHOPPING ETC. HEAT/AIR ONLY 3 YEARS OLD. SQFT FROM TAX RECORDS HAVE BUYER MEASURE FOR THEMSELVES. YARD COMPLETELY FENCED. PLENTY OF ROOM TO BUILD GARAGE IN BACK YARD

23. 2002-10-08
    listed $67,000 213-char remark

    Show marketing remark (213 chars)

    NICE HOUSE IN CONVIENT AREA - CLOSE TO SCHOOLS, SHOPPING ETC. HEAT/AIR ONLY 3 YEARS OLD. SQFT FROM TAX RECORDS HAVE BUYER MEASURE FOR THEMSELVES. YARD COMPLETELY FENCED. PLENTY OF ROOM TO BUILD GARAGE IN BACK YARD

24. 2000-07-11
    soldstatus $55,900
25. 2000-07-10
    soldstatus $55,900
26. 2000-05-23
    listed $56,869
27. 1996-01-24
    soldstatus $34,900

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$942/yr (+$78/mo · 150.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $24,519
• − Mortgage interest: −$15,404
• − Property taxes: −$626
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$8,000
• Taxable loss: −$4,810
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $1,217/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

+716.6% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $285,000 Charleston Trident MLS
• 2026-04-29 Listed $290,000 Charleston Trident MLS
• 2007-12-21 Sold (MLS) $83,000 Charleston Trident MLS
• 2007-10-08 Listed $89,900 Charleston Trident MLS
• 2003-09-10 Sold (Public Records) $65,000 Public Records
• 2003-06-26 Sold (MLS) $65,000 Charleston Trident MLS
• 2002-10-08 Listed $67,000 Charleston Trident MLS
• 2000-07-11 Sold (Public Records) $55,900 Public Records
• 2000-07-10 Sold (MLS) $55,900 Charleston Trident MLS
• 2000-05-23 Listed $56,869 Charleston Trident MLS
• 1996-01-24 Sold (Public Records) $34,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $626 · +4.0% YoY. Source: county tax records.