308 Howe Hall Rd · Goose Creek, SC 29445

$318,900

4 bd · 2.0 ba · 2,040 sqft · Land · 120 Days on market

Built 2026 0.33 ac lot ↓ 3% 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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't buy someone else's problems, old plumbing, HVAC, roof, appliances, bad odors. New 4-bedroom home is on a large 1/3 acre lot(14,520 sq ft), and has the option for a 1/2 acre lot(21,780 sq ft). ''NO HOA'' to deal with. Large open floor plan which makes it easy to entertain. Walkin pantry next to kitchen with plenty space for a freezer, plenty of cabinet and counter space to make meal prep a breeze, The big Master bedroom has a very large walk-in closet, plus has a separate garden tub and shower. Includes a energy-efficient insulation of R 38 in the ceiling, R 13 in the walls, and R 22 in floors. The property has a large long driveway for many cars, plus plenty of space for your boat o

Key facts

• Island for hosting
• Walk-in closet
• Large pantry

Tags

• LARGE OPEN FLOOR PLAN
• LARGE PANTRY
• WELL-APPOINTED KITCHEN
• ISLAND FOR HOSTING
• WALK-IN CLOSET
• GARDEN TUB

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Manufactured/Mobile Home; Single wide; One story; New construction; Subdivision: Howe Hall
• Construction: Architectural roof
• Exterior features: Level lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Laminate flooring; Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $319k.

Deal economics

• At list price, monthly cash flow is $-64 ($-772/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (28.0% below list).
• Recommended offer: $230k (28.0% 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: Goose Creek Elementary (math 12% / reading 21%, grade F, #535 of 597 statewide, top 90%, 945 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.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Berkeley 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 266 active listings in the ZIP; 10 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 34% 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 $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 120 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $229,764 (28.0% 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 120 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.41×
• Total profit: $-52,369
• Equity at exit: $47,549

10-year hold

• IRR: -6.0%
• Equity multiple: 0.59×
• Total profit: $-36,447
• Equity at exit: $27,573

Cash invested: $89,292 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,672
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-64

Break-even live

Break-even rent $2,379

Max offer price $307,540

Occupancy floor 98%

Sensitivity live

Price	-10% $116	-5% $26	+0% $-64	+5% $-155	+10% $-245
Rent	-10% $-246	-5% $-155	+0% $-64	+5% $26	+10% $117
Rate	-1.0pp $96	-0.5pp $17	base $-64	+0.5pp $-147	+1.0pp $-231

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: $79,725
• Closing costs: $9,567
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Truman Dr Goose Creek, SC	4.0	3.5	1421	$2,200	$1.55	5d	1	0.23mi
230 Buchanan Cir Goose Creek, SC	3.0	2.5	1512	$1,900	$1.26	5d	1	0.40mi
139 Rosedale Ave Goose Creek, SC	3.0	2.0	1829	$2,206	$1.21	5d	1	0.79mi
3019 Woodington Pl Goose Creek, SC	4.0	2.5	1804	$2,350	$1.30	5d	1	0.89mi
138 Thistle Rd Goose Creek, SC	3.0	2.5	1617	$2,095	$1.30	23d	1	1.37mi
147 Pinewind Way Goose Creek, SC	2.0–3.0	2.0–2.5	1336	$2,345	$1.76	13d	1	1.44mi
203 Brookshire Rd Goose Creek, SC	3.0	3.0	1550	$2,500	$1.61	16d	1	1.47mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	23d	1	1.49mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	25d	1	1.49mi
163 Woodward Rd Goose Creek, SC	3.0	3.0	1475	$2,300	$1.56	25d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $318,900 Active 120 DOM
2. 2026-06-18
   days on market $318,900 Active 117 DOM
3. 2026-06-17
   days on market $318,900 Active 116 DOM
4. 2026-06-16
   days on market $318,900 Active 115 DOM
5. 2026-06-15
   days on market $318,900 Active 114 DOM
6. 2026-06-13
   days on market $318,900 Active 112 DOM
7. 2026-06-13
   days on market $318,900 Active 111 DOM
8. 2026-06-10
   pricedays on market $318,900 Active 109 DOM
9. 2026-06-09
   days on market $319,900 Active 108 DOM
10. 2026-06-08
    days on market $319,900 Active 107 DOM
11. 2026-06-07
    days on market $319,900 Active 106 DOM
12. 2026-06-05
    days on market $319,900 Active 103 DOM
13. 2026-06-03
    days on market $319,900 Active 102 DOM
14. 2026-06-03
    days on market $319,900 Active 101 DOM
15. 2026-06-01
    days on market $319,900 Active 100 DOM
16. 2026-05-31
    days on market $319,900 Active 99 DOM
17. 2026-03-27
    price $319,900
18. 2026-03-23
    price $328,900
19. 2026-02-21
    listed $329,000 Active

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,818 · $151/mo
• Expected delta: +$927/yr (+$77/mo · 104.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $27,572
• − Mortgage interest: −$17,863
• − Property taxes: −$891
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$9,277
• Taxable loss: −$6,465
• Est. tax savings @ 24.0%: +$1,552
• After-tax cash flow: $780/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

-2.8% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $319,900 Charleston Trident MLS
• 2026-03-23 Price Changed $328,900 Charleston Trident MLS
• 2026-02-21 Listed $329,000 Charleston Trident MLS

Property tax history

+16.8%/yr

Latest (2025): $891 · +0.6% YoY. Source: county tax records.