123 Jean Wells Dr · Goose Creek, SC 29445

$250,000

4 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 18 Days on market

Built 1965 9,583 sqft lot Est $261k · at est.

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +9.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• 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 fantastic opportunity to own an income generating home. This 3/4 bedroom home had a long time renter that generated $1000 a month, or it could be a perfect first home. This brick ranch is located just minutes to the navy base and surrounding shopping. The living room is bright and receives lots of natural light, as you transition into the kitchen you will see the patio doors to your large back yard(perfect for grilling out and entertaining). From the kitchen you step down to the converted garage that can be used as a 4th bedroom or flex area. The master bedroom features half bath and is located to the rear of the home. The 2nd and 3rd bedrooms are toward the front of the home and also get lots of natural sun light.

Key facts

• Spacious backyard
• Natural light
• Convenient location

Tags

• CONVENIENT LOCATION
• SPACIOUS BACKYARD
• VERSATILE BONUS SPACE
• PRIVATE RETREAT
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Cooperative power
• Home design: Single-family detached home; One story; Ground-level entry; Residential property; Faces unspecified direction
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Chain link, partial, and privacy fencing; Level lot (under 0.5 acre)

Interior

• Kitchen: Electric range
• Bedrooms: 4 bedrooms; Primary bedroom on lower level
• Flooring: Vinyl flooring
• Bathrooms: 1 full and 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Garden tub and shower; Eat-in kitchen; Family room
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $224k (10.5% below list).
• Recommended offer: $224k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 6 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).
• This rent runs 33% 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

• It's been on market 18 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $125k; list at $250k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $223,815 (10.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.90% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $261,375
• 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	0.39mi	3/2.0 (-1)	1,024 (-0%)	1mo	$115,000	$112	74
125 Red Cedar Dr	0.40mi	3/2.0 (-1)	1,008 (-2%)	1mo	$248,000	$246	71
119 Red Cedar Dr	0.41mi	3/2.0 (-1)	1,100 (+7%)	1mo	$297,000	$270	61
245 Mary Scott Dr	0.51mi	3/2.0 (-1)	1,118 (+9%)	0mo	$287,500	$257	54
349 Water Oak Dr	0.64mi	3/2.0 (-1)	975 (-5%)	3mo	$264,000	$271	52
318 Jean Wells Dr	0.74mi	3/1.0 (-1)	1,008 (-2%)	5mo	$257,500	$255	52
118 Carol Dr	0.54mi	3/1.5 (-1)	1,134 (+11%)	0mo	$287,500	$254	52
245 Clarine Dr	0.50mi	3/1.5 (-1)	1,110 (+8%)	10mo	$260,000	$234	49
125 Farm Quarters Dr	0.70mi	3/2.0 (-1)	1,096 (+7%)	3mo	$290,000	$265	46
7 Azalea Ct	0.42mi	3/2.0 (-1)	1,149 (+12%)	10mo	$299,500	$261	45
310 Adeline Dr	0.71mi	3/1.5 (-1)	1,100 (+7%)	9mo	$269,000	$245	42
116 Williams Ct	0.59mi	3/2.0 (-1)	1,136 (+11%)	9mo	$280,000	$246	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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-18,777
• Equity at exit: $37,276

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $21,540
• Equity at exit: $21,615

Cash invested: $70,000 (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: 267
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $289

Break-even live

Break-even rent $1,873

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $430	-5% $359	+0% $289	+5% $218	+10% $147
Rent	-10% $112	-5% $200	+0% $289	+5% $377	+10% $465
Rate	-1.0pp $414	-0.5pp $352	base $289	+0.5pp $224	+1.0pp $158

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Farm Quarters Dr Goose Creek, SC	3.0	2.0	1437	$2,181	$1.52	15d	1	0.77mi
200 Branchwood Dr Goose Creek, SC	2.0–3.0	2.0	943	$1,575	$1.67	4d	3	1.17mi
229 Dogwood Ave Goose Creek, SC	3.0	1.0	1326	$1,881	$1.42	22d	1	1.21mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	24d	1	1.24mi
285 Brookshire Rd Goose Creek, SC	3.0	3.0	1450	$1,900	$1.31	22d	1	1.24mi
114 Old Back River Rd Goose Creek, SC	4.0	2.0	1300	$2,400	$1.85	24d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 18 DOM
2. 2026-06-17
   days on market $250,000 Active 17 DOM
3. 2026-06-16
   days on market $250,000 Active 16 DOM
4. 2026-06-15
   price $250,000 Active 15 DOM
5. 2026-06-15
   days on market $255,000 Active 15 DOM
6. 2026-06-13
   days on market $255,000 Active 13 DOM
7. 2026-06-13
   days on market $255,000 Active 12 DOM
8. 2026-06-10
   days on market $255,000 Active 10 DOM
9. 2026-06-09
   days on market $255,000 Active 9 DOM
10. 2026-06-08
    days on market $255,000 Active 8 DOM
11. 2026-06-07
    days on market $255,000 Active 7 DOM
12. 2026-06-05
    days on market $255,000 Active 4 DOM
13. 2026-06-03
    days on market $255,000 Active 3 DOM
14. 2026-06-03
    days on market $255,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $255,000 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: $773 · $64/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$652/yr (+$54/mo · 84.4%)

ⓘ 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 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: $26,858
• − Mortgage interest: −$14,004
• − Property taxes: −$773
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$7,273
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $3,640/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

+493.0% since first listed

6 events — show timeline

• 2026-05-31 Listed $255,000 Charleston Trident MLS
• 2019-05-23 Sold (Public Records) $125,000 Public Records
• 2019-05-17 Sold (MLS) $125,000 Charleston Trident MLS
• 2019-04-03 Contingent — Charleston Trident MLS
• 2019-04-01 Listed $125,000 Charleston Trident MLS
• 1985-03-08 Sold (Public Records) $43,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $773 · +5.2% YoY. Source: county tax records.