513 Townsford Ln · Moncks Corner, SC 29461

$224,990

3 bd · 2.5 ba · 1,386 sqft · Land · 48 Days on market

Built 2026 1,742 sqft lot $158/mo HOA · 7% of rent ↓ 13% since listing

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• 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 MLS

Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

Key facts

• Granite countertops
• $158 HOA
• Garage

Tags

• GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• ATTACHED ONE-CAR GARAGE
• LOW-MAINTENANCE LIVING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: HOA fee $158 monthly

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Co-op power
• Home design: Residential property; Single-family attached (townhouse); Two levels; New construction; Subdivision: Halstead
• Construction: Townhouse construction; New construction
• Exterior features: Architectural roof; Lot under 0.5 acre; Community dog park; Community park; Walk/jog trails

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with walk-in closet
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 3 bathrooms (including 2.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; High ceilings; Walk-in closets; Living/dining combo
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (1.1% below list).
• Recommended offer: $193k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 7.6% vs local median 4.2% 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); 644 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($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 $7k 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 48 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 95% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,840 (14.3% 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 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.99% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.23×
• Total profit: $-48,293
• Equity at exit: $33,547

10-year hold

• IRR: -16.7%
• Equity multiple: 0.08×
• Total profit: $-57,979
• Equity at exit: $19,453

Cash invested: $62,997 (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 →

ZIP-level market 29461

• Home prices YoY: -13.9%
• Rents YoY: 2.8%
• Active inventory: 644
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$158
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-182

Break-even live

Break-even rent $2,455

Max offer price $192,840

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-118	+0% $-182	+5% $-246	+10% $-309
Rent	-10% $-358	-5% $-270	+0% $-182	+5% $-94	+10% $-6
Rate	-1.0pp $-69	-0.5pp $-125	base $-182	+0.5pp $-240	+1.0pp $-300

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: $56,248
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Townsford Ln Moncks Corner, SC	3.0	2.5	1386	$2,095	$1.51	3d	1	0.04mi
480 Colchester Ct Moncks Corner, SC	3.0	2.5	1386	$1,975	$1.42	15d	1	0.05mi
1226 State Road S-8-806 Unit Back Moncks Corner, SC	2.0	1.5	1250	$1,750	$1.40	24d	1	1.33mi

HOA detail

• Monthly dues: $158 · $1,896/yr

Listing history 10 events

1. 2026-05-19
   price $224,990 500-char remark

   Show marketing remark (500 chars)

   Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

2. 2026-05-18
   price $224,990
3. 2026-05-12
   price $234,990 500-char remark

   Show marketing remark (500 chars)

   Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

4. 2026-05-11
   price $234,990
5. 2026-05-07
   status Active 500-char remark

   Show marketing remark (500 chars)

   Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

6. 2026-05-06
   historical 500-char remark

   Show marketing remark (500 chars)

   Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

7. 2026-05-05
   price $241,990

   Show marketing remark (500 chars)

   Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

8. 2026-05-05
   price $241,990 500-char remark

   Show marketing remark (500 chars)

   Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

9. 2026-04-10
   listed $259,990 Active
10. 2026-04-08
    listed $259,990 Active 500-char remark

    Show marketing remark (500 chars)

    Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$303/yr (+$25/mo · 30.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $26,701
• − Mortgage interest: −$12,603
• − Property taxes: −$980
• − Insurance: −$6,243
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$1,896
• − Depreciation: −$6,545
• Taxable loss: −$5,839
• Est. tax savings @ 24.0%: +$1,401
• After-tax cash flow: $-783/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

• Census place: Moncks Corner, SC
• 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

-13.5% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $224,990 Zillow
• 2026-05-18 Price Changed $224,990 Charleston Trident MLS
• 2026-05-12 Price Changed $234,990 Zillow
• 2026-05-11 Price Changed $234,990 Charleston Trident MLS
• 2026-05-07 Relisted — Zillow
• 2026-05-06 Delisted — Zillow
• 2026-05-05 Price Changed $241,990 Charleston Trident MLS
• 2026-05-05 Price Changed $241,990 Zillow
• 2026-04-10 Listed $259,990 Charleston Trident MLS
• 2026-04-08 Listed $259,990 Zillow