134 Kathryn Dr · Goose Creek, SC 29445

$99,000

3 bd · 1.5 ba · 1,019 sqft · SingleFamily public records · 2 Days on market

Built 1978

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

THIS IS A GREAT 3 BEDROOM, 1.5 BATH BRICK RANCH WITH THE GARAGE CONVERTED. WE ARE CURRENTLY MAKING ALL NECESSARY REPAIRS, TO INCLUDE PAINTING INSIDE AND OUT AND NEW CARPET AND VINYL. THIS IS A LOT OF ROOM FOR THE PRICE. DO NOT LET THIS ONE GET AWAY.

Key facts

• Built 1978
• Listed 2 days

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Single-family detached residence; Fee simple ownership
• Construction: One level
• Exterior features: Interior lot; Roof details: see remarks

Interior

• Bedrooms: 3 bedrooms (master on lower level)
• Bathrooms: 2 bathrooms (1.5 total)
• Interior features: Ground-level entry; One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 17.7% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $78k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.96% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.65%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $259,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Red Cedar Dr	0.43mi	3/2.0	1,024 (+0%)	1mo	$115,000	$112	76
125 Red Cedar Dr	0.43mi	3/2.0	1,008 (-1%)	1mo	$248,000	$246	75
119 Red Cedar Dr	0.45mi	3/2.0	1,100 (+8%)	1mo	$297,000	$270	63
318 Jean Wells Dr	0.65mi	3/1.0	1,008 (-1%)	5mo	$257,500	$255	62
118 Carol Dr	0.42mi	3/1.5	1,134 (+11%)	0mo	$287,500	$254	61
245 Mary Scott Dr	0.43mi	3/2.0	1,118 (+10%)	0mo	$287,500	$257	61
349 Water Oak Dr	0.60mi	3/2.0	975 (-4%)	3mo	$264,000	$271	60
245 Clarine Dr	0.40mi	3/1.5	1,110 (+9%)	10mo	$260,000	$234	58
325 Slow Mill Dr	0.65mi	2/2.0 (-1)	1,064 (+4%)	1mo	$312,000	$293	55
310 Adeline Dr	0.60mi	3/1.5	1,100 (+8%)	9mo	$269,000	$245	51
116 Williams Ct	0.47mi	3/2.0	1,136 (+12%)	9mo	$280,000	$246	50
125 Farm Quarters Dr	0.72mi	3/2.0	1,096 (+8%)	3mo	$290,000	$265	49

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: 38.7%
• Equity multiple: 2.69×
• Total profit: $46,751
• Equity at exit: $14,761

10-year hold

• IRR: 45.9%
• Equity multiple: 5.70×
• Total profit: $130,370
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$519
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $939

Break-even live

Break-even rent $752

Max offer price $99,000

Occupancy floor 47%

Sensitivity live

Price	-10% $995	-5% $967	+0% $939	+5% $911	+10% $883
Rent	-10% $786	-5% $862	+0% $939	+5% $1,016	+10% $1,092
Rate	-1.0pp $989	-0.5pp $964	base $939	+0.5pp $913	+1.0pp $887

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Saint James Ave Goose Creek, SC	2.0	2.0	980	$1,549	$1.58	15d	1	0.59mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	15d	1	0.81mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	4d	3	1.00mi
106 Marilyn St Goose Creek, SC	2.0	1.0	750	$1,375	$1.83	24d	4	1.00mi
101 Bridgetown Rd Goose Creek, SC	1.0–2.0	1.0–2.0	877	$1,808	$2.06	4d	12	1.03mi
229 Dogwood Ave Goose Creek, SC	3.0	1.0	1326	$1,881	$1.42	22d	1	1.20mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	24d	1	1.41mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	22d	1	1.41mi

Listing history 5 events

1. 2026-05-26
   listed $99,000 Active
2. 2002-08-12
   soldstatus $78,000
3. 2002-08-08
   soldstatus $78,000 249-char remark

   Show marketing remark (249 chars)

   THIS IS A GREAT 3 BEDROOM, 1.5 BATH BRICK RANCH WITH THE GARAGE CONVERTED. WE ARE CURRENTLY MAKING ALL NECESSARY REPAIRS, TO INCLUDE PAINTING INSIDE AND OUT AND NEW CARPET AND VINYL. THIS IS A LOT OF ROOM FOR THE PRICE. DO NOT LET THIS ONE GET AWAY.

4. 2002-05-28
   listed $76,900 249-char remark

   Show marketing remark (249 chars)

   THIS IS A GREAT 3 BEDROOM, 1.5 BATH BRICK RANCH WITH THE GARAGE CONVERTED. WE ARE CURRENTLY MAKING ALL NECESSARY REPAIRS, TO INCLUDE PAINTING INSIDE AND OUT AND NEW CARPET AND VINYL. THIS IS A LOT OF ROOM FOR THE PRICE. DO NOT LET THIS ONE GET AWAY.

5. 1994-08-19
   soldstatus $51,492

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: +$156/yr (+$13/mo · 38.1%)

ⓘ 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: $23,293
• − Mortgage interest: −$5,546
• − Property taxes: −$409
• − Insurance: −$495
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$2,880
• Taxable income: $10,237
• Est. tax owed @ 24.0%: −$2,457
• After-tax cash flow: $8,811/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): 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

+92.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $99,000 Charleston Trident MLS
• 2002-08-12 Sold (Public Records) $78,000 Public Records
• 2002-08-08 Sold (MLS) $78,000 Charleston Trident MLS
• 2002-05-28 Listed $76,900 Charleston Trident MLS
• 1994-08-19 Sold (Public Records) $51,492 Public Records

Property tax history

-1.5%/yr

Latest (2025): $409 · -24.6% YoY. Source: county tax records.