331 Bluebell Way · Moncks Corner, SC 29461

$310,300

3 bd · 2.5 ba · 1,524 sqft · Land · 108 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 +8.5/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Special Interest Rate with Closing Cost Assistance paid for by Builder Welcome to 331 Bluebell Way, located in the Carolina Groves community of Moncks Corner a neighborhood known for its quiet streets, natural surroundings, and welcoming atmosphere. Here, life moves at a comfortable pace while still keeping you close to everyday essentials, local schools, and convenient access to surrounding areas. This home features the Davis a thoughtfully designed two-story home offering 3 bedrooms, 2.5 bathrooms, and a 1-car garage with a bright, open-concept layout perfect for modern living. The main level features a spacious family room that flows seamlessly into the dining area and kitchen, creating an ideal space for entertaining or everyday living. The kitchen offers a functional layout with ample counter space and convenient access to the garage perfect for easy grocery unloading. A powder room and additional storage complete the first floor. Step outside to enjoy the rear patio, ideal for grilling, relaxing, or outdoor gatherings. Upstairs, the private primary suite is tucked away at the back of the home and features a walk-in closet and an en-suite bath with dual vanities. Two additional bedrooms share a full bathroom, offering comfortable accommodations for family, guests, or a home office. A centrally located hallway provides easy access to all rooms. With all bedrooms upstairs and an open living space downstairs, this home delivers the perfect balance of privacy and functi

Key facts

• Rear patio
• Quiet streets
• Natural surroundings

Tags

• CAROLINA GROVES COMMUNITY
• QUIET STREETS
• NATURAL SURROUNDINGS
• REAR PATIO
• OPEN-CONCEPT LAYOUT
• SPACIOUS FAMILY ROOM

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

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

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 3 bedrooms; 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; Walk-in closets; Eat-in kitchen; Family room; Living/dining combo; Pantry
• 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 $310k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (23.6% below list).
• Recommended offer: $237k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Moncks Corner — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 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 $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 108 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 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 $236,990 (23.6% 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 108 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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: 0.76% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.9

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: -22.9%
• Equity multiple: 0.22×
• Total profit: $-68,129
• Equity at exit: $46,267

10-year hold

• IRR: -17.8%
• Equity multiple: 0.04×
• Total profit: $-83,739
• Equity at exit: $26,829

Cash invested: $86,884 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$1,627
• Tax est. 1.5%: −$388 /mo · $4,654/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-272

Break-even live

Break-even rent $2,714

Max offer price $270,913

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: $77,575
• Closing costs: $9,309
• 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	14d	1	0.07mi
214 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,495	$1.15	14d	1	0.18mi
214 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,495	$1.15	10d	1	0.18mi
204 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,400	$1.11	23d	1	0.19mi
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 9 events

1. 2026-06-02
   status $310,300 Pending 108 DOM
2. 2026-06-01
   days on market $310,300 Active 108 DOM
3. 2026-05-31
   days on market $310,300 Active 107 DOM
4. 2026-05-18
   price $310,300
5. 2026-05-03
   price $323,740
6. 2026-04-07
   price $321,995
7. 2026-02-18
   listed $320,695 Active 1496-char remark

   Show marketing remark (1496 chars)

   Special Interest Rate with Closing Cost Assistance paid for by Builder Welcome to 331 Bluebell Way, located in the Carolina Groves community of Moncks Corner a neighborhood known for its quiet streets, natural surroundings, and welcoming atmosphere. Here, life moves at a comfortable pace while still keeping you close to everyday essentials, local schools, and convenient access to surrounding areas. This home features the Davis a thoughtfully designed two-story home offering 3 bedrooms, 2.5 bathrooms, and a 1-car garage with a bright, open-concept layout perfect for modern living. The main level features a spacious family room that flows seamlessly into the dining area and kitchen, creating an ideal space for entertaining or everyday living. The kitchen offers a functional layout with ample counter space and convenient access to the garage perfect for easy grocery unloading. A powder room and additional storage complete the first floor. Step outside to enjoy the rear patio, ideal for grilling, relaxing, or outdoor gatherings. Upstairs, the private primary suite is tucked away at the back of the home and features a walk-in closet and an en-suite bath with dual vanities. Two additional bedrooms share a full bathroom, offering comfortable accommodations for family, guests, or a home office. A centrally located hallway provides easy access to all rooms. With all bedrooms upstairs and an open living space downstairs, this home delivers the perfect balance of privacy and functi

8. 2026-02-13
   listed $320,695 Active
9. 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: $28,439
• − Mortgage interest: −$17,382
• − Property taxes: −$4,654
• − Insurance: −$1,552
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$9,027
• Taxable loss: −$8,726
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-1,172/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: 171,668
• 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

-96.2% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $310,300 Charleston Trident MLS
• 2026-05-03 Price Changed $323,740 Charleston Trident MLS
• 2026-04-07 Price Changed $321,995 Charleston Trident MLS
• 2026-02-18 Listed $320,695 Zillow
• 2026-02-13 Listed $320,695 Charleston Trident MLS
• 2024-05-28 Sold (Public Records) $8,265,000 Public Records