152 Pine Crest View Dr · Goose Creek, SC 29486

$325,000

4 bd · 2.5 ba · 1,856 sqft · SingleFamily public records · 78 Days on market

Built 2022 6,534 sqft lot Est $367k · 12% under $117/mo HOA · 5% of rent ↓ 13% since listing

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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 +12.7/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

Key facts

• Fenced in backyard
• Concrete patio
• Fresh interior paint

Tags

• CENTRAL KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• CONCRETE PATIO
• FENCED IN BACKYARD
• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT

Property features AI

Finance

• HOA & community: HOA fee of $117 per month

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Single-family detached home; Residential property in the Pine Crest subdivision
• Exterior features: Community pool; No other structures listed

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air
• Interior features: Kitchen island
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-54 ($-650/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (21.2% below list).
• Recommended offer: $256k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Berkeley Elementary (619 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 1301 active listings in the ZIP; 29 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 34% 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 $10k 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 78 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $37k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $256,211 (21.2% 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 78 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $367,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Sedona Dr	0.22mi	3/2.0 (-1)	1,876 (+1%)	1mo	$355,000	$189	80
224 Parkwood Vista Way	0.03mi	4/2.5	2,055 (+11%)	1mo	$375,000	$182	80
581 Spanish Wells Rd	0.31mi	4/2.5	1,969 (+6%)	2mo	$375,000	$190	74
297 Pine Crest View Dr	0.60mi	4/2.5	1,869 (+1%)	2mo	$370,000	$198	69
141 Horizon Ridge Dr	0.54mi	4/2.5	1,976 (+6%)	1mo	$350,000	$177	63
521 Sybilwood Ln	0.63mi	4/2.0	1,775 (-4%)	1mo	$370,000	$208	61
440 Navona Dr	0.27mi	3/2.0 (-1)	1,619 (-13%)	1mo	$349,000	$216	58
122 Oakwood Blvd	0.73mi	4/2.0	1,768 (-5%)	0mo	$340,000	$192	56
195 Horizon Ridge Dr	0.34mi	3/2.0 (-1)	1,616 (-13%)	1mo	$397,500	$246	55
189 Horizon Ridge Dr	0.36mi	3/2.0 (-1)	1,616 (-13%)	1mo	$403,205	$250	54
269 N Light Way	0.43mi	3/2.0 (-1)	1,616 (-13%)	0mo	$395,900	$245	51
189 Lucca Dr	0.63mi	3/2.0 (-1)	2,010 (+8%)	1mo	$392,000	$195	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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-57,026
• Equity at exit: $48,459

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-57,817
• Equity at exit: $28,100

Cash invested: $91,000 (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 29486

• Home prices YoY: -15.6%
• Rents YoY: 2.7%
• Active inventory: 1301
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$135
• HOA: −$117
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-54

Break-even live

Break-even rent $2,631

Max offer price $315,432

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $38	+0% $-54	+5% $-146	+10% $-238
Rent	-10% $-257	-5% $-155	+0% $-54	+5% $47	+10% $148
Rate	-1.0pp $110	-0.5pp $28	base $-54	+0.5pp $-138	+1.0pp $-224

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
461 Navona Dr Summerville, SC	5.0	3.0	2081	$2,710	$1.30	24d	1	0.23mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,100	$1.36	3d	1	0.39mi
163 Horizon Ridge Dr Moncks Corner, SC	4.0	2.5	2203	$2,600	$1.18	4d	1	0.44mi
402 Carrara Dr Summerville, SC	4.0	3.0	2269	$2,600	$1.15	13d	1	0.46mi
175 Lyra Ln Summerville, SC	3.0–4.0	2.0–3.0	2082	$2,450	$1.18	4d	3	0.47mi
495 Pender Woods Dr Summerville, SC	3.0	2.0	1418	$2,175	$1.53	24d	1	0.51mi
128 Holly Leaf Ln Summerville, SC	5.0	3.0	2409	$2,650	$1.10	4d	1	0.61mi
608 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,200	$1.36	13d	1	0.79mi
742 Ladywood Dr Summerville, SC	4.0	2.5	1976	$2,795	$1.41	3d	1	0.80mi
788 Redbud Ln Summerville, SC	4.0	2.5	2070	$2,500	$1.21	15d	1	0.92mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,350	$1.45	4d	1	0.95mi
729 Long Bluff Rd Summerville, SC	5.0	3.0	2361	$2,800	$1.19	24d	1	0.97mi
121 Blossom Wood Ln Summerville, SC	4.0	2.5	1976	$2,300	$1.16	24d	1	0.99mi
372 Sanctuary Park Dr Summerville, SC	3.0	2.5	2156	$2,361	$1.10	13d	1	1.08mi
844 Lilyford Ln , SC	3.0	2.5	1518	$2,300	$1.52	24d	1	1.08mi
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	15d	1	1.09mi
363 Sanctuary Park Dr Summerville, SC	4.0	2.5	2528	$2,600	$1.03	24d	1	1.14mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	24d	1	1.19mi
114 Haventree Ct Summerville, SC	5.0	2.5	2240	$2,600	$1.16	15d	1	1.20mi
609 Hilchot Dr Unit 1 Summerville, SC	3.0	2.5	1536	$2,250	$1.46	13d	1	1.20mi
223 Saxony Loop Summerville, SC	4.0	2.5	2474	$2,450	$0.99	24d	1	1.21mi
376 Tiliwa St Summerville, SC	5.0	2.5	2400	$2,500	$1.04	24d	1	1.31mi
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,295	$1.28	4d	1	1.34mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,295	$1.29	4d	1	1.38mi
169 Greenwich Dr Summerville, SC	4.0	2.0	1864	$2,336	$1.25	13d	1	1.38mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,295	$1.28	22d	1	1.43mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	4d	1	1.43mi
715 Hilchot Dr Summerville, SC	3.0	2.5	1918	$2,295	$1.20	11d	1	1.45mi
715 Hilchot Dr Summerville, SC	3.0	2.5	1918	$2,295	$1.20	22d	1	1.45mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 26 events

1. 2026-06-17
   status $325,000 Pending 78 DOM
2. 2026-06-17
   days on market $325,000 Active 78 DOM
3. 2026-06-16
   days on market $325,000 Active 77 DOM
4. 2026-06-15
   days on market $325,000 Active 76 DOM
5. 2026-06-13
   days on market $325,000 Active 74 DOM
6. 2026-06-13
   days on market $325,000 Active 73 DOM
7. 2026-06-10
   days on market $325,000 Active 71 DOM
8. 2026-06-09
   days on market $325,000 Active 70 DOM
9. 2026-06-08
   days on market $325,000 Active 69 DOM
10. 2026-06-07
    days on market $325,000 Active 68 DOM
11. 2026-06-05
    pricedays on market $325,000 Active 65 DOM
12. 2026-06-03
    days on market $328,000 Active 64 DOM
13. 2026-06-03
    days on market $328,000 Active 63 DOM
14. 2026-06-01
    days on market $328,000 Active 62 DOM
15. 2026-05-31
    days on market $328,000 Active 61 DOM
16. 2026-05-21
    price $328,000
17. 2026-05-07
    price $334,000
18. 2026-04-23
    price $344,000
19. 2026-04-09
    price $350,000
20. 2026-03-31
    listed $362,000 Active
21. 2022-10-27
    soldstatus $334,990 Closed 556-char remark

    Show marketing remark (556 chars)

    Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

22. 2022-10-25
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

23. 2022-08-24
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

24. 2022-08-03
    price $365,990 556-char remark

    Show marketing remark (556 chars)

    Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

25. 2022-06-24
    price $364,340 556-char remark

    Show marketing remark (556 chars)

    Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

26. 2022-05-26
    listed $377,340 Active 556-char remark

    Show marketing remark (556 chars)

    Welcome to Pine Crest, an intimate community of only 118 home sites. This is a brand new community in the highly sought after area of Cane Bay! The ''Portia'' is a new home design featuring 4 bedrooms, 2 1/2 bathrooms, and a 2 car garage. This home is included with granite countertops in the kitchen and quartz countertops in the bathrooms. All kitchen appliances are stainless steel and this home even includes a fridge, washer & dryer! Located between Summerville and Moncks Corner, you'll enjoy a short drive to the beaches and downtown Charleston.

ⓘ 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: $1,458 · $121/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$395/yr (+$33/mo · 27.1%)

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

Taxation est. · year 1

• Rental income: $30,745
• − Mortgage interest: −$18,205
• − Property taxes: −$1,458
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − HOA: −$1,404
• − Depreciation: −$9,455
• Taxable loss: −$6,320
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $867/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

-13.1% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $328,000 Charleston Trident MLS
• 2026-05-07 Price Changed $334,000 Charleston Trident MLS
• 2026-04-23 Price Changed $344,000 Charleston Trident MLS
• 2026-04-09 Price Changed $350,000 Charleston Trident MLS
• 2026-03-31 Listed $362,000 Charleston Trident MLS
• 2022-10-27 Sold (MLS) $334,990 Charleston Trident MLS
• 2022-10-25 Pending — Charleston Trident MLS
• 2022-08-24 Pending — Charleston Trident MLS
• 2022-08-03 Price Changed $365,990 Charleston Trident MLS
• 2022-06-24 Price Changed $364,340 Charleston Trident MLS
• 2022-05-26 Listed $377,340 Charleston Trident MLS

Property tax history

+10.1%/yr

Latest (2025): $1,458 · +4.1% YoY. Source: county tax records.