319 Bluebell Way · Moncks Corner, SC 29461

$304,530

3 bd · 2.5 ba · 1,473 sqft · Land · 58 Days on market

Built 2026 1,742 sqft lot

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Carolina Groves DR Horton

Key facts

• Garage
• Built 2026
• Listed 58 days

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Residential townhouse; Two levels; New construction; Single-family attached
• Construction: Townhouse construction
• Exterior features: Fiberglass roof; Wooded lot; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 3 bedrooms with the primary bedroom on the lower level
• Flooring: Vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Smooth ceilings; Kitchen island; Eat-in kitchen; Family room; Living/dining combo; Pantry; Walk-in closets
• Laundry & utility: Washer hookup; Tankless water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (27.3% below list).
• Recommended offer: $221k (27.3% 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: 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 58 days — a 3% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $221,353 (27.3% 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 58 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 11.5

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-72,489
• Equity at exit: $45,406

10-year hold

• IRR: -21.7%
• Equity multiple: -0.11×
• Total profit: $-94,258
• Equity at exit: $26,330

Cash invested: $85,268 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,597
• Tax est. 1.5%: −$381 /mo · $4,568/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-356

Break-even live

Break-even rent $2,664

Max offer price $253,038

Occupancy floor —

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: $76,132
• Closing costs: $9,136
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	14d	1	0.07mi
191 Emerald Isle Dr Moncks Corner, SC	3.0	2.5	1614	$2,149	$1.33	23d	1	0.86mi
121 Marigny St Moncks Corner, SC	3.0–4.0	2.5	1875	$2,230	$1.19	2d	9	1.36mi
391 State Road S-8-978 Moncks Corner, SC	1.0–3.0	1.0–2.0	1061	$1,626	$1.53	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $304,530 Active 58 DOM
2. 2026-06-17
   days on market $304,530 Active 57 DOM
3. 2026-06-16
   days on market $304,530 Active 56 DOM
4. 2026-06-15
   days on market $304,530 Active 55 DOM
5. 2026-06-13
   days on market $304,530 Active 53 DOM
6. 2026-06-13
   days on market $304,530 Active 52 DOM
7. 2026-06-10
   days on market $304,530 Active 50 DOM
8. 2026-06-09
   days on market $304,530 Active 49 DOM
9. 2026-06-08
   days on market $304,530 Active 48 DOM
10. 2026-06-07
    days on market $304,530 Active 47 DOM
11. 2026-06-05
    days on market $304,530 Active 44 DOM
12. 2026-06-03
    days on market $304,530 Active 43 DOM
13. 2026-06-03
    days on market $304,530 Active 42 DOM
14. 2026-06-01
    days on market $304,530 Active 41 DOM
15. 2026-05-31
    days on market $304,530 Active 40 DOM
16. 2026-05-18
    status Active
17. 2026-05-18
    price $304,530
18. 2026-03-23
    status Pending
19. 2026-02-25
    price $314,225
20. 2026-02-24
    status Active
21. 2026-02-02
    historical
22. 2026-01-05
    listed $311,900
23. 2024-05-28
    soldstatus $8,265,000

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

Taxation est. · year 1

• Rental income: $26,562
• − Mortgage interest: −$17,058
• − Property taxes: −$4,568
• − Insurance: −$1,523
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$8,859
• Taxable loss: −$9,696
• Est. tax savings @ 24.0%: +$2,327
• After-tax cash flow: $-1,943/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

-96.3% since first listed

8 events — show timeline

• 2026-05-18 Relisted — Charleston Trident MLS
• 2026-05-18 Price Changed $304,530 Charleston Trident MLS
• 2026-03-23 Pending — Charleston Trident MLS
• 2026-02-25 Price Changed $314,225 Charleston Trident MLS
• 2026-02-24 Relisted — Charleston Trident MLS
• 2026-02-02 Listing Removed — Charleston Trident MLS
• 2026-01-05 Listed $311,900 Charleston Trident MLS
• 2024-05-28 Sold (Public Records) $8,265,000 Public Records