254 Donatella Dr · Goose Creek, SC 29445

$405,000

4 bd · 2.5 ba · 2,457 sqft · SingleFamily public records · 67 Days on market

Built 2011 6,534 sqft lot Est $373k · 8% over $33/mo HOA · 1% of rent

---

Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +3.7/15.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! As you enter the Edisto plan you see the 20ft ceilings that open to the second floor. The home features a formal dining room as you enter. Kitchen is upgraded with granite counter tops and stainless steel appliances. Sit and relax in the spacious sun room overlooking a privately fenced in backyard that backs up to woods & wetlands. The master suite is located on the first floor off the living room and includes tray ceiling, ceiling fan, hard wood floors, walk-in closet, large master bath. Laundry room is located on the first floor. Upstairs you will find 3 additional spacious bedrooms along with a loft for additional space. ALL BRAND NEW CARPET!!! This home is truly move in ready! Just minutes away from shopping and restaurants.

Key facts

• Wood flooring
• Open layout
• 20-foot ceilings

Tags

• OPEN LAYOUT
• FRESH INTERIOR PAINT
• WOOD FLOORING
• FLEXIBLE FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• 20-FOOT CEILINGS

Property features AI

Finance

• HOA & community: Annual association fee of 390; Community features include trash service and walk/jog trails

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Co-Op power; Dominion Energy service
• Home design: Single-family detached residence; Two stories; Ground-level entry
• Construction: Architectural roof; Fee simple ownership
• Exterior features: Wood fencing, fully enclosed wooden fence; Level lot; Lot size under 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Kitchen island; Eat-in kitchen; Pantry
• Bedrooms: 4 bedrooms; Primary bedroom on lower level with ceiling fan, garden tub/shower, and walk-in closet
• Flooring: Carpet; Wood
• Bathrooms: 3 total bathrooms (2.5); Primary bathroom with garden tub/shower
• Heating & cooling: Central air conditioning; Heat pump heating
• Interior features: Cathedral/vaulted ceilings and smooth ceilings; Tray ceilings; High ceilings; Kitchen island; Walk-in closets; Ceiling fans; Eat-in kitchen; Family room; Loft; Pantry; Separate dining room; Sunroom
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (35.2% below list).
• Recommended offer: $262k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Goose Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% 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 $3k of loan paydown is wiped out by about $12k 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 67 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $293k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,318 (35.2% 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 67 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $373,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
458 Delmont Dr	0.08mi	4/2.5	2,755 (+12%)	3mo	$420,900	$153	73
264 Urbano Ln	0.63mi	4/3.0	2,447 (-0%)	4mo	$419,000	$171	65
206 Donatella Dr	0.26mi	4/2.5	2,792 (+14%)	1mo	$417,000	$149	64
232 Wathen Dr	0.54mi	4/2.5	2,545 (+4%)	7mo	$375,000	$147	63
162 Vango Dr	0.46mi	4/3.0	2,592 (+6%)	7mo	$395,000	$152	62
142 Hyrne Dr	0.57mi	4/2.5	2,637 (+7%)	1mo	$394,000	$149	60
173 Mayfield Dr	0.67mi	4/2.5	2,268 (-8%)	1mo	$406,000	$179	55
223 Loocock Dr	0.53mi	4/2.0	2,160 (-12%)	1mo	$380,000	$176	52
303 Bibiana Ln	0.55mi	5/3.0 (+1)	2,669 (+9%)	7mo	$405,000	$152	47
514 Fellers Ct	0.73mi	4/2.5	2,730 (+11%)	1mo	$385,000	$141	47
302 Hathaway Dr	0.59mi	4/3.0	2,108 (-14%)	3mo	$384,500	$182	45
256 Hyrne Dr	0.66mi	5/3.5 (+1)	2,656 (+8%)	8mo	$389,000	$146	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: -21.9%
• Equity multiple: 0.23×
• Total profit: $-86,820
• Equity at exit: $60,387

10-year hold

• IRR: -13.1%
• Equity multiple: 0.19×
• Total profit: $-91,353
• Equity at exit: $35,017

Cash invested: $113,400 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,623 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$169
• HOA: −$33
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-394

Break-even live

Break-even rent $3,122

Max offer price $335,382

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-279	+0% $-394	+5% $-509	+10% $-623
Rent	-10% $-601	-5% $-498	+0% $-394	+5% $-290	+10% $-187
Rate	-1.0pp $-190	-0.5pp $-291	base $-394	+0.5pp $-499	+1.0pp $-606

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Marinella Dr Goose Creek, SC	4.0	3.0	2301	$2,781	$1.21	12d	1	0.27mi
225 Urbano Ln Goose Creek, SC	3.0	2.5	2000	$5,500	$2.75	24d	1	0.36mi
266 Mayfield Dr Goose Creek, SC	4.0	2.0	1980	$2,450	$1.24	24d	1	0.43mi
218 Seth Ct Goose Creek, SC	3.0	2.0	1676	$2,400	$1.43	24d	1	0.65mi
104 Roxanne Dr Goose Creek, SC	3.0	3.0	1600	$2,200	$1.38	24d	1	0.90mi
113 Roxanne Dr Goose Creek, SC	3.0–4.0	2.5–3.5	1770	$2,425	$1.37	3d	4	0.93mi
120 Stall Way Goose Creek, SC	4.0–5.0	2.0–3.0	2067	$2,498	$1.21	15d	2	0.98mi
120 Stall Way Goose Creek, SC	5.0	3.0	2361	$2,498	$1.06	3d	1	0.98mi
141 Hawthorne Landing Dr Goose Creek, SC	3.0	2.5	1750	$2,500	$1.43	24d	1	1.22mi
117 Sequoia Ln Goose Creek, SC	4.0	3.0	1930	$2,695	$1.40	15d	1	1.23mi
117 Sequoia Ln Goose Creek, SC	4.0	3.0	1930	$2,695	$1.40	11d	1	1.23mi
117 Patterson Ave Goose Creek, SC	3.0	2.5	1767	$2,349	$1.33	15d	1	1.30mi
117 Patterson Ave Goose Creek, SC	3.0	2.5	1767	$2,349	$1.33	24d	1	1.30mi
150 Daniels Creek Cir Goose Creek, SC	3.0	2.0	1828	$2,550	$1.39	11d	1	1.42mi
144 Daniels Creek Cir Goose Creek, SC	4.0	2.5	2480	$2,821	$1.14	12d	1	1.43mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 25 events

1. 2026-06-18
   days on market $405,000 Active 67 DOM
2. 2026-06-17
   days on market $405,000 Active 66 DOM
3. 2026-06-16
   days on market $405,000 Active 65 DOM
4. 2026-06-15
   days on market $405,000 Active 64 DOM
5. 2026-06-13
   days on market $405,000 Active 62 DOM
6. 2026-06-13
   days on market $405,000 Active 61 DOM
7. 2026-06-10
   days on market $405,000 Active 59 DOM
8. 2026-06-09
   days on market $405,000 Active 58 DOM
9. 2026-06-08
   days on market $405,000 Active 57 DOM
10. 2026-06-07
    days on market $405,000 Active 56 DOM
11. 2026-06-05
    pricedays on market $405,000 Active 53 DOM
12. 2026-06-03
    days on market $414,500 Active 52 DOM
13. 2026-06-03
    days on market $414,500 Active 51 DOM
14. 2026-06-01
    days on market $414,500 Active 50 DOM
15. 2026-05-31
    days on market $414,500 Active 49 DOM
16. 2026-04-12
    listed $414,900 Active
17. 2026-02-09
    historical $1,200
18. 2026-01-26
    price $1,200
19. 2026-01-24
    listed $1,500
20. 2020-09-30
    soldstatus $293,000 Closed 756-char remark

    Show marketing remark (756 chars)

    Welcome Home! As you enter the Edisto plan you see the 20ft ceilings that open to the second floor. The home features a formal dining room as you enter. Kitchen is upgraded with granite counter tops and stainless steel appliances. Sit and relax in the spacious sun room overlooking a privately fenced in backyard that backs up to woods & wetlands. The master suite is located on the first floor off the living room and includes tray ceiling, ceiling fan, hard wood floors, walk-in closet, large master bath. Laundry room is located on the first floor. Upstairs you will find 3 additional spacious bedrooms along with a loft for additional space. ALL BRAND NEW CARPET!!! This home is truly move in ready! Just minutes away from shopping and restaurants.

21. 2020-08-31
    historical Active Contingent 756-char remark

    Show marketing remark (756 chars)

    Welcome Home! As you enter the Edisto plan you see the 20ft ceilings that open to the second floor. The home features a formal dining room as you enter. Kitchen is upgraded with granite counter tops and stainless steel appliances. Sit and relax in the spacious sun room overlooking a privately fenced in backyard that backs up to woods & wetlands. The master suite is located on the first floor off the living room and includes tray ceiling, ceiling fan, hard wood floors, walk-in closet, large master bath. Laundry room is located on the first floor. Upstairs you will find 3 additional spacious bedrooms along with a loft for additional space. ALL BRAND NEW CARPET!!! This home is truly move in ready! Just minutes away from shopping and restaurants.

22. 2020-08-28
    listed $295,000 Active 756-char remark

    Show marketing remark (756 chars)

    Welcome Home! As you enter the Edisto plan you see the 20ft ceilings that open to the second floor. The home features a formal dining room as you enter. Kitchen is upgraded with granite counter tops and stainless steel appliances. Sit and relax in the spacious sun room overlooking a privately fenced in backyard that backs up to woods & wetlands. The master suite is located on the first floor off the living room and includes tray ceiling, ceiling fan, hard wood floors, walk-in closet, large master bath. Laundry room is located on the first floor. Upstairs you will find 3 additional spacious bedrooms along with a loft for additional space. ALL BRAND NEW CARPET!!! This home is truly move in ready! Just minutes away from shopping and restaurants.

23. 2012-01-13
    soldstatus $204,890 428-char remark

    Show marketing remark (428 chars)

    This home truly has that ''WOW'' factor! The dramatic entry takes everyone's breath away! As you enter the Edisto you can see the 20ft ceiling that's open to the 2nd floor. This home offers a formal dining or formal living room as you enter. The master is downstairs off the living room and includes a trey ceiling, walk-in closet, and large master bath. This home comes with 4 spacious bedrooms and a loft for additional space.

24. 2011-12-26
    listed $208,000 428-char remark

    Show marketing remark (428 chars)

    This home truly has that ''WOW'' factor! The dramatic entry takes everyone's breath away! As you enter the Edisto you can see the 20ft ceiling that's open to the 2nd floor. This home offers a formal dining or formal living room as you enter. The master is downstairs off the living room and includes a trey ceiling, walk-in closet, and large master bath. This home comes with 4 spacious bedrooms and a loft for additional space.

25. 2011-01-19
    soldstatus $200,000

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $2,308 · $192/mo
• Expected delta: +$619/yr (+$52/mo · 36.6%)

ⓘ 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 · 18 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: $31,478
• − Mortgage interest: −$22,686
• − Property taxes: −$1,690
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − HOA: −$396
• − Depreciation: −$11,782
• Taxable loss: −$12,137
• Est. tax savings @ 24.0%: +$2,913
• After-tax cash flow: $-1,816/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

+107.5% since first listed

10 events — show timeline

• 2026-04-12 Listed $414,900 Charleston Trident MLS
• 2026-02-09 Rental Removed $1,200 TURBOTENANT
• 2026-01-26 Price Changed $1,200 TURBOTENANT
• 2026-01-24 Listed for Rent $1,500 TURBOTENANT
• 2020-09-30 Sold (MLS) $293,000 Charleston Trident MLS
• 2020-08-31 Contingent — Charleston Trident MLS
• 2020-08-28 Listed $295,000 Charleston Trident MLS
• 2012-01-13 Sold (MLS) $204,890 Charleston Trident MLS
• 2011-12-26 Listed $208,000 Charleston Trident MLS
• 2011-01-19 Sold (Public Records) $200,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,690 · +1.5% YoY. Source: county tax records.