537 Hansford Dr · Goose Creek, SC 29445

$275,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 10 Days on market

Built 1974 8,712 sqft lot Est $243k · 13% 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 +15.6/30.0
• DSCR +4.8/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3Br, 1Ba brick ranch in Boulder Bluff subdivision of Goose Creek. The home features wood floors in the bedrooms, kitchen open to living and dining area, mudroom/laundry room, fenced in back yard, and a large detached garage. This home would be a great home for a small family, or used as rental for extra income. The roof was replaced in 2008 and the hvac was replaced in 2012.

Key facts

• Functional kitchen
• Major updates
• Fenced backyard

Tags

• FENCED BACKYARD
• DETACHED GARAGE
• FUNCTIONAL KITCHEN
• SPACIOUS MUDROOM LAUNDRY ROOM
• MAJOR UPDATES

Property features AI

Exterior

• Parking: Detached 1-car garage; Total parking for 1 vehicle
• Utilities: Public sewer; City of Goose Creek water service; Dominion Energy power
• Home design: Single-family detached home; One story; Ground-level entry; Property faces high, level terrain
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Wooden enclosed fence; Storage; Workshop

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan(s) and walk-in closet(s)
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: 1 bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Blown ceiling insulation; Eat-in kitchen; Family room; Living/dining combo; Utility space; Walk-in closet(s)
• Laundry & utility: Laundry room with washer hookup and 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 $114 ($1k/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 $221k (19.7% below list).
• Recommended offer: $221k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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 $124k; list at $275k implies a 123% 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 $220,942 (19.7% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Robin Dr	0.18mi	3/1.0	1,008 (+1%)	2mo	$175,000	$174	89
435 Anita Dr	0.40mi	3/1.0	1,000 (0%)	3mo	$250,000	$250	79
419 Anita Dr	0.46mi	3/1.0	1,000 (0%)	4mo	$258,000	$258	76
413 Sarah Dr	0.42mi	3/1.0	1,040 (+4%)	3mo	$240,000	$231	71
423 Jean Wells Dr	0.35mi	3/1.0	956 (-4%)	7mo	$225,000	$235	70
529 Amy Dr	0.10mi	3/2.0	1,100 (+10%)	7mo	$288,750	$263	69
316 Anne St	0.65mi	3/1.0	1,000 (0%)	2mo	$292,000	$292	68
420 Tammie Avenue Ave	0.42mi	3/1.5	975 (-2%)	8mo	$125,000	$128	67
71 Tanbark Ct	0.47mi	3/1.5	1,015 (+2%)	10mo	$245,000	$241	65
416 Anita Dr	0.47mi	3/1.0	1,100 (+10%)	4mo	$255,000	$232	58
401 Mary Scott Dr	0.47mi	3/1.0	874 (-13%)	10mo	$212,000	$243	49
429 Stephanie Dr	0.74mi	3/2.0	1,091 (+9%)	7mo	$285,000	$261	40

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-34,030
• Equity at exit: $41,003

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-6,334
• 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $114

Break-even live

Break-even rent $2,066

Max offer price $275,000

Occupancy floor 90%

Sensitivity live

Price	-10% $269	-5% $191	+0% $114	+5% $36	+10% $-42
Rent	-10% $-61	-5% $26	+0% $114	+5% $201	+10% $288
Rate	-1.0pp $252	-0.5pp $184	base $114	+0.5pp $42	+1.0pp $-30

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 4 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	25d	1	0.27mi
114 Marinella Dr Goose Creek, SC	3.0	2.0	1470	$2,250	$1.53	23d	1	0.27mi
35 Elmwood Pl Goose Creek, SC	3.0	1.5	900	$1,699	$1.89	25d	1	0.53mi
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	16d	1	1.11mi

Listing history 8 events

1. 2026-06-21
   days on market $275,000 Active 10 DOM
2. 2026-06-18
   days on market $275,000 Active 7 DOM
3. 2026-06-17
   days on market $275,000 Active 6 DOM
4. 2026-06-16
   days on market $275,000 Active 5 DOM
5. 2026-06-15
   days on market $275,000 Active 4 DOM
6. 2026-06-13
   days on market $275,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $275,000 Active 1 DOM

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$666/yr (+$55/mo · 73.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $26,513
• − Mortgage interest: −$15,404
• − Property taxes: −$902
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$8,000
• Taxable loss: −$3,410
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $2,181/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

+589.2% since first listed

17 events — show timeline

• 2026-06-11 Listed $275,000 Charleston Trident MLS
• 2018-01-30 Sold (Public Records) $123,500 Public Records
• 2018-01-23 Sold (MLS) $123,500 Charleston Trident MLS
• 2017-12-08 Contingent — Charleston Trident MLS
• 2017-11-29 Relisted — Charleston Trident MLS
• 2017-11-10 Contingent — Charleston Trident MLS
• 2017-11-07 Listed $125,000 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2005-08-12 Sold (MLS) $72,500 Charleston Trident MLS
• 2005-02-25 Listed $69,900 Charleston Trident MLS
• 2004-04-01 Listed $68,000 Charleston Trident MLS
• 2000-12-29 Sold (Public Records) $58,000 Public Records
• 2000-12-28 Sold (MLS) $58,000 Charleston Trident MLS
• 2000-10-11 Listed $58,000 Charleston Trident MLS
• 1998-04-03 Sold (Public Records) $39,000 Public Records
• 1998-04-02 Sold (MLS) $39,000 Charleston Trident MLS
• 1997-11-15 Listed $39,900 Charleston Trident MLS

Property tax history

-2.5%/yr

Latest (2025): $902 · +2.8% YoY. Source: county tax records.