Is 123 Brook Run Dr in Moncks Corner, SC a good investment?

CashFlowRE grades it D- with a 5.1% cap rate and $-262/mo modeled cash flow at a $274,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 123 Brook Run Dr?

The modeled cap rate is 5.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,324/month, from CashFlowRE's rent model.

D- Composite 39.16

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).

ARV discount +10.4/15.0
Cash flow +8.2/30.0
Condition / age +4.8/5.0
Schools +3.7/10.0
1% rule +3.5/10.0
Livability +3.4/5.0
Rent growth +3.2/5.0
DSCR +2.2/10.0
Appreciation +0.0/10.0

$274,990

123 Brook Run Dr · Moncks Corner, SC 29461

3 bd · 2.5 ba · 1,432 sqft · Townhouse · 118 Days on market

Built 2026 Excellent condition 7,405 sqft lot 1-car garage $192/sqft · 6% below area Est $294k · 6% under $198/mo HOA · 9% of rent ↓ 7% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Prep dinner at the kitchen island while mingling with guests in the open-concept great room. Upstairs, the spacious primary suite features dual sinks and a walk-in closet. A convenient second-story laundry simplifies the chore.

Key facts

Master suite
Whole home blinds
Rain gutters

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $275k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $237k (13.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (15.5% below list).
Recommended offer: $232k (15.5% below list) — sets the bar for 1% rule.

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: Moncks Corner Elementary (math 27% / reading 26%, grade F, #435 of 597 statewide, top 73%, 597 students, 100% 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) — zoned schools average 69% FRL vs 48% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+2.8%/yr); 872 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 80d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($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 $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 118 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
4 sale attempts; this cycle's ask has dropped $39k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $232,417 (15.5% below list)

Questions for the listing agent

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?
It's been on market 118 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.85% ✗
Cap rate: 5.15%
Cash-on-cash: -4.09%
DSCR: 0.82
GRM: 9.9

CMA / ARV

ARV (median comp): $293,678
List price: $274,990
Delta: -6.36%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Ravensridge Ln	0.84mi	3/2.5	1,501 (+5%)	3mo	$284,000	$189	54
451 Trotters	0.93mi	3/2.5	1,698 (+19%)	0mo	$265,000	$156	40
499 Trotters Ln	0.97mi	3/2.5	1,698 (+19%)	4mo	$294,000	$173	37
553 Trotters Ln	1.03mi	3/2.5	1,600 (+12%)	16mo	$297,000	$186	32
466 Trotters Ln	0.92mi	3/2.5	1,599 (+12%)	19mo	$293,000	$183	30
589 Trotters Ln #214	1.01mi	3/2.5	1,600 (+12%)	21mo	$300,990	$188	28
544 Trotters Ln #149	1.00mi	3/2.5	1,600 (+12%)	21mo	$300,990	$188	28
583 Trotters Ln #217	1.02mi	3/2.5	1,600 (+12%)	21mo	$313,990	$196	28
585 Trotters Ln #216	1.02mi	3/2.5	1,600 (+12%)	21mo	$302,990	$189	28
574 Trotters Ln #152	1.01mi	3/2.5	1,600 (+12%)	21mo	$309,990	$194	28
587 Trotters Ln #215	1.02mi	3/2.5	1,600 (+12%)	21mo	$305,990	$191	28
484 Trotters Ln	0.94mi	3/2.5	1,698 (+19%)	15mo	$299,000	$176	28

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: -23.4%
Equity multiple: 0.20×
Total profit: $-61,646
Equity at exit: $41,002

10-year hold

IRR: -18.6%
Equity multiple: 0.00×
Total profit: $-76,746
Equity at exit: $23,776

Cash invested: $76,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 11 active · 4 under contract
Months of supply: 16.5 mo (6%/mo absorbed)
Median asking: $294,500 ($177/sqft)
Median days on market: 106 d
This list price: 9% of active listings are priced below it
ARV vs active asking: +16.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29461

Home prices YoY: -13.9%
Rents YoY: 2.8%
Active inventory: 872
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $2,324 high interval (Pro) →
Mortgage (P&I): −$1,442
Tax est. 1.5%: −$344 /mo · $4,125/yr
Insurance: −$115
HOA: −$198
Lot rent: −$0
Vacancy / Maint / Mgmt: −$488
Net cashflow: $-262

Break-even live

Break-even rent $2,656

Max offer price $237,036

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-167	+0% $-262	+5% $-357	+10% $-452
Rent	-10% $-446	-5% $-354	+0% $-262	+5% $-170	+10% $-79
Rate	-1.0pp $-124	-0.5pp $-192	base $-262	+0.5pp $-334	+1.0pp $-406

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: $68,748
Closing costs: $8,250
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Sarcoxie Rd Moncks Corner, SC	4.0	2.0	1763	$2,250	$1.28	65d	1	0.74mi
705 McRoy St Moncks Corner, SC	4.0	2.5	1801	$2,249	$1.25	80d	1	0.75mi
575 Wayton Cir Moncks Corner, SC	4.0	2.5	1848	$2,100	$1.14	87d	1	0.82mi
510 Wayton Cir Moncks Corner, SC	4.0	2.0	1851	$2,176	$1.18	87d	1	0.83mi
429 Eva St Moncks Corner, SC	4.0	2.5	1801	$2,250	$1.25	107d	1	0.88mi
432 Trotters Ln Moncks Corner, SC	3.0	2.5	1698	$2,200	$1.30	0d	1	0.92mi
440 Trotters Ln Moncks Corner, SC	3.0	2.5	1600	$2,000	$1.25	80d	1	0.92mi
419 Trotters Ln Moncks Corner, SC	3.0	2.5	1594	$2,350	$1.47	99d	1	0.93mi
534 Alderly Dr Moncks Corner, SC	3.0	2.5	1594	$2,900	$1.82	99d	1	0.95mi
309 Old Stone Ct Moncks Corner, SC	3.0	2.5	1812	$2,275	$1.26	7d	1	0.97mi
500 Trotters Ln Moncks Corner, SC	3.0	2.5	1698	$2,150	$1.27	119d	1	0.97mi
101 Cypress Plantation Rd Moncks Corner, SC	1.0–2.0	1.0–2.0	900	$1,600	$1.78	2d	1	0.97mi
506 Trotters Ln Moncks Corner, SC	3.0	2.5	1600	$2,195	$1.37	9d	1	0.97mi
100 Southern Vine St Moncks Corner, SC	1.0–3.0	1.0–2.0	982	$2,165	$2.20	4d	19	0.98mi
246 Maywood Dr Moncks Corner, SC	3.0	2.5	1854	$2,300	$1.24	110d	1	1.18mi
243 Oglethorpe Cir Moncks Corner, SC	3.0	2.5	1612	$2,200	$1.36	71d	1	1.19mi
191 Orion Way Moncks Corner, SC	4.0	2.5	1801	$2,280	$1.27	9d	1	1.28mi
131 Red Leaf Blvd Moncks Corner, SC	3.0	2.5	1830	$2,437	$1.33	71d	1	1.35mi

Property features AI

Finance

Other: Subdivision: The Courts at Brook Run
HOA & community: HOA fee of 198 monthly

Exterior

Parking: Attached 1-car garage with garage door opener
Utilities: Public sewerBerkeley Electric Co-OpMoncks Corner (electric provider listed)Santee Cooper
Home design: Single-family attached (townhouse)Two levelsNew construction
Construction: Architectural roof
Exterior features: Rain guttersPond on property

Interior

Kitchen: DishwasherGarbage disposalElectric rangeMicrowaveRefrigerator
Bedrooms: 3 bedroomsPrimary bedroom on upper level with walk-in closet
Flooring: CarpetLuxury vinyl
Bathrooms: 3 bathrooms (2.5 total indicated)
Heating & cooling: Central air conditioningElectric heating with heat pump
Interior features: Smooth ceilingsKitchen islandEat-in kitchenEntrance foyerGreat room
Laundry & utility: Laundry roomWasher hookupElectric dryer hookupWasher and dryer included

Listing history 50 events

2026-09-24

days on market $274,990 Active 118 DOM
2026-09-23

days on market $274,990 Active 117 DOM
2026-09-22

days on market $274,990 Active 116 DOM
2026-09-21

days on market $274,990 Active 115 DOM
2026-09-19

days on market $274,990 Active 113 DOM
2026-09-18

days on market $274,990 Active 112 DOM
2026-09-17

days on market $274,990 Active 111 DOM
2026-09-16

days on market $274,990 Active 110 DOM
2026-09-15

days on market $274,990 Active 109 DOM
2026-09-14

days on market $274,990 Active 108 DOM
2026-09-13

days on market $274,990 Active 107 DOM
2026-09-12

days on market $274,990 Active 106 DOM
2026-09-11

days on market $274,990 Active 105 DOM
2026-09-05

days on market $274,990 Active 99 DOM
2026-09-04

days on market $274,990 Active 98 DOM
2026-09-03

pricedays on market $274,990 Active 97 DOM
2026-08-31

days on market $299,990 Active 94 DOM
2026-08-30

days on market $299,990 Active 93 DOM
2026-08-29

days on market $299,990 Active 92 DOM
2026-08-28

days on market $299,990 Active 91 DOM
2026-08-27

days on market $299,990 Active 90 DOM
2026-08-25

days on market $299,990 Active 88 DOM
2026-08-24

days on market $299,990 Active 87 DOM
2026-08-23

days on market $299,990 Active 86 DOM
2026-08-22

days on market $299,990 Active 85 DOM
2026-08-21

days on market $299,990 Active 84 DOM
2026-08-20

days on market $299,990 Active 83 DOM
2026-08-19

days on market $299,990 Active 82 DOM
2026-08-18

days on market $299,990 Active 81 DOM
2026-08-17

days on market $299,990 Active 80 DOM
2026-08-16

days on market $299,990 Active 79 DOM
2026-08-15

days on market $299,990 Active 78 DOM
2026-08-14

days on market $299,990 Active 77 DOM
2026-08-13

days on market $299,990 Active 76 DOM
2026-08-12

days on market $299,990 Active 75 DOM
2026-08-11

days on market $299,990 Active 74 DOM
2026-08-10

days on market $299,990 Active 73 DOM
2026-08-09

days on market $299,990 Active 72 DOM
2026-08-08

days on market $299,990 Active 71 DOM
2026-08-07

days on market $299,990 Active 70 DOM
2026-08-06

days on market $299,990 Active 69 DOM
2026-08-05

days on market $299,990 Active 68 DOM
2026-08-04

days on market $299,990 Active 67 DOM
2026-08-03

days on market $299,990 Active 66 DOM
2026-08-01

days on market $299,990 Active 63 DOM
2026-07-30

days on market $299,990 Active 62 DOM
2026-07-30

days on market $299,990 Active 61 DOM
2026-07-28

days on market $299,990 Active 60 DOM
2026-07-26

days on market $299,990 Active 58 DOM
2026-07-25

days on market $299,990 Active 57 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $27,890
− Mortgage interest: −$15,404
− Property taxes: −$4,125
− Insurance: −$1,375
− Repairs & maintenance: −$2,231
− Management: −$2,231
− HOA: −$2,376
− Depreciation: −$8,000
Taxable loss: −$7,851

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,884
After-tax cash flow: $-1,263/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.

Condition & rehab AI · 11 photos

Excellent 95/100 None rehab

This move-in ready townhome in Moncks Corner offers a well-designed layout, energy-efficient features, and a peaceful pond view. It is in excellent condition with minimal maintenance required, making it an ideal investment.

Value-add opportunities

Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
Both Add smart home features — Improves convenience and adds modern appeal. ↑
Both Install smart thermostat — Saves energy and adds modern appeal. ↑
Both Add smart lighting — Saves energy and adds modern appeal. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Moncks Corner Elementary F SC #435/597 Nat'l #29,439/41,679 Middle Berkeley Middle F SC #162/229 Nat'l #10,204/14,009 High Berkeley High C+ SC #110/196 Nat'l #3,588/17,239

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

C Composite livability gradescore 67/100

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

Census place: Moncks Corner, SC
County: Berkeley County · 254,184 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: 10% of renters

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
#370 Sonoco Products Hartsville $6.8B

Price history

-7.0% since first listed

12 events — show timeline

2026-06-24 Price Changed $299,990 Zillow
2026-06-24 Price Changed $299,990 Charleston Trident MLS
2026-06-20 Price Changed $305,990 Zillow
2026-06-18 Price Changed $309,990 Zillow
2026-06-06 Relisted — Zillow
2026-06-06 Price Changed $313,990 Zillow
2026-05-27 Listing Removed — Charleston Trident MLS
2026-05-27 Listed $313,990 Charleston Trident MLS
2026-05-15 Price Changed $313,990 Charleston Trident MLS
2026-05-11 Listed $318,990 Charleston Trident MLS
2026-04-25 Delisted — Zillow
2026-04-22 Listed $322,740 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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