100 Dellwood St · Moncks Corner, SC 29461

$305,000

3 bd · 2.5 ba · 1,614 sqft · SingleFamily public records · 96 Days on market

Built 2003 0.25 ac lot Est $392k · 22% under $19/mo HOA · 1% of rent

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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 +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the LARGEST lots in this subdivision this home is one you will not want to miss out on. The only home on its street and this size lot in a subdivision is very hard to come by. The back patio and large backyard is great for entertaining. The sellers have spared no expense to making this home nothing short of extraordinary. Newer carpet and paint, all appliances to convey, beautiful laminate wood floors in the living room and timeless tile floors in the eat in kitchen. This home features 3 nice size bedrooms upstairs with a very spacious master suite with a walk-in closet. This gorgeous home is in Moncks Corner and only 15 minutes from Goose Creek. You have the best of both worlds and can make it your home for the holidays!

Key facts

• Quiet street
• Massive rare lot
• Wood laminate floors

Tags

• MASSIVE RARE LOT
• QUIET STREET
• WOOD LAMINATE FLOORS
• PRISTINE KITCHEN
• SEPARATE DINING AREA
• SPACIOUS MASTER SUITE

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; BCW & SA water; Berkeley Electric Cooperative power
• Home design: Single-family detached residence; Two levels; Located in Oak Hill Plantation; Level lot (0–0.5 acre)
• Construction: Asphalt roof; Fee simple ownership
• Exterior features: Wood fencing (fully enclosed)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom with ceiling fan and walk-in closet
• Flooring: Ceramic tile
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Walk-in closets; Ceiling fans; Living/dining combo; Three or more fireplaces
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $1 ($7/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 $238k (22.0% below list).
• Recommended offer: $238k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Berkeley Elementary (619 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); 644 active listings in the ZIP; 7 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 35% 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 $9k 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 96 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $199k; list at $305k implies a 53% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,940 (22.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $392,202
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Sweetspire St	0.46mi	3/2.5	1,518 (-6%)	2mo	$375,950	$248	67
405 Tulip Poplar Dr	0.60mi	3/2.5	1,517 (-6%)	2mo	$366,950	$242	60
413 Tulip Poplar Dr	0.63mi	3/2.5	1,518 (-6%)	3mo	$368,450	$243	58
444 Tulip Poplar Dr	0.71mi	3/2.5	1,518 (-6%)	2mo	$373,655	$246	55
610 Silver Moss Dr	0.73mi	3/2.0	1,540 (-5%)	4mo	$320,000	$208	53
407 Tulip Poplar Dr	0.61mi	4/2.0 (+1)	1,482 (-8%)	3mo	$363,950	$246	49
415 Tulip Poplar Dr	0.64mi	4/2.0 (+1)	1,482 (-8%)	2mo	$363,000	$245	48
411 Tulip Poplar Dr	0.62mi	4/2.0 (+1)	1,774 (+10%)	3mo	$390,035	$220	45
406 Tulip Poplar Dr	0.60mi	4/2.5 (+1)	1,821 (+13%)	2mo	$396,000	$217	44
438 Tulip Poplar Dr	0.70mi	4/2.0 (+1)	1,774 (+10%)	0mo	$399,710	$225	43
224 Yarrow Way	0.63mi	4/2.5 (+1)	1,821 (+13%)	4mo	$393,095	$216	41
456 Tulip Poplar Dr	0.74mi	4/2.0 (+1)	1,774 (+10%)	3mo	$493,840	$278	39

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-50,038
• Equity at exit: $45,476

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-46,190
• Equity at exit: $26,371

Cash invested: $85,400 (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 29461

• Home prices YoY: -13.9%
• Rents YoY: 2.8%
• Active inventory: 644
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$127
• HOA: −$19
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1

Break-even live

Break-even rent $2,379

Max offer price $305,000

Occupancy floor 95%

Sensitivity live

Price	-10% $173	-5% $87	+0% $1	+5% $-86	+10% $-172
Rent	-10% $-187	-5% $-93	+0% $1	+5% $95	+10% $189
Rate	-1.0pp $154	-0.5pp $78	base $1	+0.5pp $-78	+1.0pp $-159

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Yarrow Way Moncks Corner, SC	3.0	2.5	1524	$2,000	$1.31	15d	1	0.46mi
204 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,400	$1.11	24d	1	0.49mi
214 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,495	$1.15	15d	1	0.52mi
214 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,495	$1.15	11d	1	0.52mi
191 Emerald Isle Dr Moncks Corner, SC	3.0	2.5	1614	$2,149	$1.33	24d	1	0.68mi
121 Marigny St Moncks Corner, SC	3.0–4.0	2.5	1875	$2,230	$1.19	3d	9	1.32mi
391 State Road S-8-978 Moncks Corner, SC	1.0–3.0	1.0–2.0	1061	$1,626	$1.53	24d	1	1.41mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 35 events

1. 2026-06-17
   days on market $305,000 Active 96 DOM
2. 2026-06-16
   days on market $305,000 Active 95 DOM
3. 2026-06-15
   days on market $305,000 Active 94 DOM
4. 2026-06-13
   days on market $305,000 Active 92 DOM
5. 2026-06-13
   days on market $305,000 Active 91 DOM
6. 2026-06-10
   days on market $305,000 Active 89 DOM
7. 2026-06-09
   days on market $305,000 Active 88 DOM
8. 2026-06-08
   days on market $305,000 Active 87 DOM
9. 2026-06-07
   days on market $305,000 Active 86 DOM
10. 2026-06-05
    days on market $305,000 Active 83 DOM
11. 2026-06-03
    days on market $305,000 Active 82 DOM
12. 2026-06-03
    days on market $305,000 Active 81 DOM
13. 2026-06-01
    days on market $305,000 Active 80 DOM
14. 2026-05-31
    days on market $305,000 Active 79 DOM
15. 2026-05-09
    price $305,000
16. 2026-03-13
    listed $310,000 Active
17. 2019-12-10
    soldstatus $198,700 Closed 738-char remark

    Show marketing remark (738 chars)

    One of the LARGEST lots in this subdivision this home is one you will not want to miss out on. The only home on its street and this size lot in a subdivision is very hard to come by. The back patio and large backyard is great for entertaining. The sellers have spared no expense to making this home nothing short of extraordinary. Newer carpet and paint, all appliances to convey, beautiful laminate wood floors in the living room and timeless tile floors in the eat in kitchen. This home features 3 nice size bedrooms upstairs with a very spacious master suite with a walk-in closet. This gorgeous home is in Moncks Corner and only 15 minutes from Goose Creek. You have the best of both worlds and can make it your home for the holidays!

18. 2019-12-10
    soldstatus $198,700

    Show marketing remark (738 chars)

    One of the LARGEST lots in this subdivision this home is one you will not want to miss out on. The only home on its street and this size lot in a subdivision is very hard to come by. The back patio and large backyard is great for entertaining. The sellers have spared no expense to making this home nothing short of extraordinary. Newer carpet and paint, all appliances to convey, beautiful laminate wood floors in the living room and timeless tile floors in the eat in kitchen. This home features 3 nice size bedrooms upstairs with a very spacious master suite with a walk-in closet. This gorgeous home is in Moncks Corner and only 15 minutes from Goose Creek. You have the best of both worlds and can make it your home for the holidays!

19. 2019-11-08
    historical Active Contingent 738-char remark

    Show marketing remark (738 chars)

    One of the LARGEST lots in this subdivision this home is one you will not want to miss out on. The only home on its street and this size lot in a subdivision is very hard to come by. The back patio and large backyard is great for entertaining. The sellers have spared no expense to making this home nothing short of extraordinary. Newer carpet and paint, all appliances to convey, beautiful laminate wood floors in the living room and timeless tile floors in the eat in kitchen. This home features 3 nice size bedrooms upstairs with a very spacious master suite with a walk-in closet. This gorgeous home is in Moncks Corner and only 15 minutes from Goose Creek. You have the best of both worlds and can make it your home for the holidays!

20. 2019-10-26
    listed $195,000 Active 738-char remark

    Show marketing remark (738 chars)

    One of the LARGEST lots in this subdivision this home is one you will not want to miss out on. The only home on its street and this size lot in a subdivision is very hard to come by. The back patio and large backyard is great for entertaining. The sellers have spared no expense to making this home nothing short of extraordinary. Newer carpet and paint, all appliances to convey, beautiful laminate wood floors in the living room and timeless tile floors in the eat in kitchen. This home features 3 nice size bedrooms upstairs with a very spacious master suite with a walk-in closet. This gorgeous home is in Moncks Corner and only 15 minutes from Goose Creek. You have the best of both worlds and can make it your home for the holidays!

21. 2017-10-27
    soldstatus $157,000
22. 2017-10-26
    soldstatus $157,000 Closed 600-char remark

    Show marketing remark (600 chars)

    Great home on one of the largest lots in the neighborhood! This home is priced to sell and can close quickly! The upstairs has been freshly painted, the HVAC condenser was just replaced (August 2017), there are new window screens, an air scrubber filtration system was installed (2015), laminate hardwood floors (installed 2014) in the family room, garage door opener added (2016), and a switch for a a portable generator has been installed (2016)...plus much more! Although deemed accurate, buyer and/or buyer's agent to verify age, sqftg, lot size, taxes, schools, etc. to their own satisfaction.

23. 2017-09-26
    historical Active Contingent 600-char remark

    Show marketing remark (600 chars)

    Great home on one of the largest lots in the neighborhood! This home is priced to sell and can close quickly! The upstairs has been freshly painted, the HVAC condenser was just replaced (August 2017), there are new window screens, an air scrubber filtration system was installed (2015), laminate hardwood floors (installed 2014) in the family room, garage door opener added (2016), and a switch for a a portable generator has been installed (2016)...plus much more! Although deemed accurate, buyer and/or buyer's agent to verify age, sqftg, lot size, taxes, schools, etc. to their own satisfaction.

24. 2017-09-23
    listed $158,000 Active 600-char remark

    Show marketing remark (600 chars)

    Great home on one of the largest lots in the neighborhood! This home is priced to sell and can close quickly! The upstairs has been freshly painted, the HVAC condenser was just replaced (August 2017), there are new window screens, an air scrubber filtration system was installed (2015), laminate hardwood floors (installed 2014) in the family room, garage door opener added (2016), and a switch for a a portable generator has been installed (2016)...plus much more! Although deemed accurate, buyer and/or buyer's agent to verify age, sqftg, lot size, taxes, schools, etc. to their own satisfaction.

25. 2013-03-19
    soldstatus $113,500
26. 2013-03-04
    soldstatus $113,500
27. 2012-07-19
    listed $110,000
28. 2008-08-13
    historical
29. 2008-04-05
    listed $159,900
30. 2006-07-19
    soldstatus $153,500
31. 2006-07-10
    soldstatus $153,500
32. 2006-06-09
    listed $154,822
33. 2003-09-25
    soldstatus $22,105
34. 2003-08-27
    soldstatus $118,220
35. 2003-04-10
    listed $118,220

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$136/yr (+$11/mo · 8.5%)

ⓘ 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 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: $28,553
• − Mortgage interest: −$17,085
• − Property taxes: −$1,603
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − HOA: −$228
• − Depreciation: −$8,873
• Taxable loss: −$5,329
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $1,286/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

+158.0% since first listed

21 events — show timeline

• 2026-05-09 Price Changed $305,000 Charleston Trident MLS
• 2026-03-13 Listed $310,000 Charleston Trident MLS
• 2019-12-10 Sold (Public Records) $198,700 Public Records
• 2019-12-10 Sold (MLS) $198,700 Charleston Trident MLS
• 2019-11-08 Contingent — Charleston Trident MLS
• 2019-10-26 Listed $195,000 Charleston Trident MLS
• 2017-10-27 Sold (Public Records) $157,000 Public Records
• 2017-10-26 Sold (MLS) $157,000 Charleston Trident MLS
• 2017-09-26 Contingent — Charleston Trident MLS
• 2017-09-23 Listed $158,000 Charleston Trident MLS
• 2013-03-19 Sold (Public Records) $113,500 Public Records
• 2013-03-04 Sold (MLS) $113,500 Charleston Trident MLS
• 2012-07-19 Listed $110,000 Charleston Trident MLS
• 2008-08-13 Listing Removed — Charleston Trident MLS
• 2008-04-05 Listed $159,900 Charleston Trident MLS
• 2006-07-19 Sold (Public Records) $153,500 Public Records
• 2006-07-10 Sold (MLS) $153,500 Charleston Trident MLS
• 2006-06-09 Listed $154,822 Charleston Trident MLS
• 2003-09-25 Sold (Public Records) $22,105 Public Records
• 2003-08-27 Sold (MLS) $118,220 Charleston Trident MLS
• 2003-04-10 Listed $118,220 Charleston Trident MLS

Property tax history

+7.4%/yr

Latest (2025): $1,603 · +6.5% YoY. Source: county tax records.