2063 S Live Oak Dr · Moncks Corner, SC 29461

$179,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 262 Days on market

Built 1997 0.61 ac lot Est $257k · 30% under

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Why this score? — see what drove the B 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great property with major road frontage on Hwy 17A/S. Live Oak Dr. This could be a great commercial property with surrounding neighbors approval of easement usage. Buyer would have to apply for rezoning with Berkeley County. The property is currently zoned R2, but there are 4 properties to the left zoned GC. The property is being sold for land value, but the manufactured home will convey with sale as-is. The seller will make no repairs.

Key facts

• 0.61 acre lot
• Built 1997
• Listed 262 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; BCW & SA water; Berkeley Electric Co-Op power
• Home design: Manufactured / Mobile home (double wide); One story; Ground-level entry
• Construction: Vinyl skirting; Asphalt roof; Fee simple ownership
• Exterior features: Level lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms (master bedroom on the lower level)
• Flooring: Carpet
• Bathrooms: 2 bathrooms
• Heating & cooling: Cooling: Other
• Interior features: Ceiling - blown insulation; Eat-in kitchen; Family room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.3% in Moncks Corner — 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 (#99 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities F, commute 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: Whitesville Elementary (math 34% / reading 39%, grade F, #328 of 597 statewide, top 55%, 1,031 students, 62% FRL); Berkeley Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 1,403 students, 57% FRL); Berkeley High (math 36% / reading 83%, grade C+, #110 of 196 statewide, top 58%, 1,776 students, 50% FRL).
• Market conditions: Rents rising (+2.8%/yr); 642 active listings in the ZIP; solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $180k implies a 386% 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $256,704
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Langham Ct	0.55mi	3/2.0	1,308 (-3%)	3mo	$250,000	$191	67
208 Langham Ct	0.56mi	3/2.0	1,308 (-3%)	12mo	$249,444	$191	60
204 Langham Ct	0.57mi	3/2.0	1,308 (-3%)	13mo	$249,444	$191	58
122 Liferidge Ct	0.57mi	3/2.0	1,308 (-3%)	14mo	$249,444	$191	58

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $5,548
• Equity at exit: $26,824

10-year hold

• IRR: 12.2%
• Equity multiple: 1.95×
• Total profit: $48,032
• Equity at exit: $15,554

Cash invested: $50,372 (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 29461

• Home prices YoY: -13.9%
• Rents YoY: 2.8%
• Active inventory: 642
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $553

Break-even live

Break-even rent $1,428

Max offer price $179,900

Occupancy floor 69%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $179,900 Active 262 DOM
2. 2026-06-17
   days on market $179,900 Active 261 DOM
3. 2026-06-16
   days on market $179,900 Active 260 DOM
4. 2026-06-15
   days on market $179,900 Active 259 DOM
5. 2026-06-13
   days on market $179,900 Active 257 DOM
6. 2026-06-13
   days on market $179,900 Active 256 DOM
7. 2026-06-10
   days on market $179,900 Active 254 DOM
8. 2026-06-09
   days on market $179,900 Active 253 DOM
9. 2026-06-08
   days on market $179,900 Active 252 DOM
10. 2026-06-07
    days on market $179,900 Active 251 DOM
11. 2026-06-05
    days on market $179,900 Active 248 DOM
12. 2026-06-03
    days on market $179,900 Active 247 DOM
13. 2026-06-03
    days on market $179,900 Active 246 DOM
14. 2026-06-01
    days on market $179,900 Active 245 DOM
15. 2026-05-31
    days on market $179,900 Active 244 DOM
16. 2026-02-17
    price $179,900
17. 2026-01-12
    price $199,900
18. 2025-09-29
    listed $225,000 Active
19. 2025-09-28
    historical
20. 2025-05-11
    historical Active Under Contract
21. 2025-01-17
    listed $300,000 Active
22. 1984-09-05
    soldstatus $37,000

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°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: $25,542
• − Mortgage interest: −$10,077
• − Property taxes: −$1,320
• − Insurance: −$900
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$5,233
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $5,696/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 — Moncks Corner

• Score: 67/100
• State rank: #99
• US rank: #10812

Category grades

Amenities F Commute F Cost of living A Crime C- Employment B+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Berkeley County · 198,768 people
• City population: 43,816
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 43,816
• Household income: $82,666
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 815.0

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: Majority White (61%)
• Race & ethnicity: White 61% Black 29% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -52.95%
• Current HPI: 328.7212
• Rent YoY: ▲ 2.77%
• 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

+386.2% since first listed

7 events — show timeline

• 2026-02-17 Price Changed $179,900 Charleston Trident MLS
• 2026-01-12 Price Changed $199,900 Charleston Trident MLS
• 2025-09-29 Listed $225,000 Charleston Trident MLS
• 2025-09-28 Listing Removed — Charleston Trident MLS
• 2025-05-11 Contingent — Charleston Trident MLS
• 2025-01-17 Listed $300,000 Charleston Trident MLS
• 1984-09-05 Sold (Public Records) $37,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,320 · +2.5% YoY. Source: county tax records.