432 Trotters Ln · Moncks Corner, SC 29461

$279,000

3 bd · 2.5 ba · 1,698 sqft · SingleFamily public records · 213 Days on market

Built 2022 1,742 sqft lot Est $353k · 21% under $220/mo HOA · 9% 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 +13.2/30.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• 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

Welcome to 432 Trotters Lane in the sought-after Foxbank Plantation community! If you've been looking for a better than new, still smells new, affordable, low-maintenance home that doesn't sacrifice comfort, convenience, or lifestyle, this is the one. Overlooking a peaceful pond, this move-in, ready townhome offers the perfect blend of modern living and everyday ease. The open floor plan provides comfortable living and entertaining space, while the low-maintenance lifestyle allows you to spend more time enjoying your home and less time working on it. Whether you're a first-time homebuyer, downsizing, or simply looking for an alternative to renting, this home presents an incredible opportuni

Key facts

• Swimming pools
• Wooded landscapes
• Tranquil lakes

Tags

• FOXBANK PLANTATION COMMUNITY
• SWIMMING POOLS
• WALKING TRAILS
• NEIGHBORHOOD PARKS
• TRANQUIL LAKES
• WOODED LANDSCAPES

Property features AI

Finance

• HOA & community: Monthly association fee of $220; Community amenities: park, pool

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; Irrigation equipment
• Home design: Single family attached (townhouse); Two stories; Townhouse structure
• Construction: Architectural roof
• Exterior features: Lawn irrigation; Pond on the property

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms; Primary bedroom on upper level with ceiling fan
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Smooth ceilings; High ceilings; Kitchen island; Walk-in closet(s); Ceiling fan(s); Eat-in kitchen; Family room; Formal living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-5 ($-59/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (11.5% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.6% 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: Foxbank Elementary (math 36% / reading 36%, grade F, #332 of 597 statewide, top 56%, 1,028 students, 40% 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 at 49% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 642 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
• This rent runs 36% 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 213 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,520 (12.0% 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 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $353,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Yorkshire Dr	0.23mi	3/2.5	1,854 (+9%)	2mo	$370,000	$200	72
125 Yorkshire Dr	0.22mi	3/2.5	1,854 (+9%)	5mo	$350,000	$189	70
135 Long Trail Way	0.61mi	3/2.0	1,742 (+3%)	2mo	$363,000	$208	64
149 Waccamaw Cir	0.23mi	3/2.0	1,919 (+13%)	6mo	$345,000	$180	60
309 Harriswood Ln	0.41mi	3/2.5	1,504 (-11%)	6mo	$330,000	$219	57
406 American Goldfinch Way	0.63mi	4/2.0 (+1)	1,790 (+5%)	1mo	$345,500	$193	54
143 Red Leaf Blvd	0.52mi	3/2.5	1,920 (+13%)	2mo	$330,000	$172	53
161 Kimberton Ave	0.71mi	3/2.5	1,564 (-8%)	4mo	$365,500	$234	50
169 Kimberton Ave	0.73mi	3/2.5	1,820 (+7%)	6mo	$299,000	$164	49
202 Killarney Trl	0.49mi	3/2.0	1,449 (-15%)	3mo	$315,000	$217	48
151 Kimberton Ave	0.70mi	3/2.0	1,483 (-13%)	0mo	$325,000	$219	44
139 Kimberton Ave	0.72mi	3/2.0	1,449 (-15%)	4mo	$320,000	$221	37

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-46,039
• Equity at exit: $41,600

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-42,602
• Equity at exit: $24,123

Cash invested: $78,120 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$116
• HOA: −$220
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-5

Break-even live

Break-even rent $2,475

Max offer price $278,131

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $74	+0% $-5	+5% $-84	+10% $-163
Rent	-10% $-200	-5% $-102	+0% $-5	+5% $93	+10% $190
Rate	-1.0pp $136	-0.5pp $66	base $-5	+0.5pp $-77	+1.0pp $-151

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Trotters Ln Moncks Corner, SC	3.0	2.5	1594	$2,350	$1.47	5d	1	0.05mi
500 Trotters Ln Moncks Corner, SC	3.0	2.5	1698	$2,150	$1.27	25d	1	0.14mi
534 Alderly Dr Moncks Corner, SC	3.0	2.5	1594	$2,900	$1.82	5d	1	0.20mi
609 Trotters Ln Moncks Corner, SC	3.0	2.5	1609	$2,395	$1.49	16d	9	0.26mi
107 Springbank Ct Moncks Corner, SC	3.0	3.0	2174	$2,346	$1.08	23d	1	0.30mi
100 Southern Vine St Moncks Corner, SC	1.0–3.0	1.0–2.0	980	$2,125	$2.17	5d	30	0.55mi
143 Rockingham Way Moncks Corner, SC	3.0	2.5	2095	$2,051	$0.98	5d	1	0.64mi
714 McRoy St Moncks Corner, SC	4.0	3.0	1912	$2,400	$1.26	4d	1	1.39mi
705 McRoy St Moncks Corner, SC	4.0	2.5	1801	$2,399	$1.33	5d	1	1.43mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 28 events

1. 2026-06-21
   days on market $279,000 Active 213 DOM
2. 2026-06-18
   days on market $279,000 Active 210 DOM
3. 2026-06-17
   days on market $279,000 Active 209 DOM
4. 2026-06-16
   days on market $279,000 Active 208 DOM
5. 2026-06-15
   days on market $279,000 Active 207 DOM
6. 2026-06-13
   days on market $279,000 Active 205 DOM
7. 2026-06-13
   days on market $279,000 Active 204 DOM
8. 2026-06-10
   days on market $279,000 Active 202 DOM
9. 2026-06-09
   days on market $279,000 Active 201 DOM
10. 2026-06-08
    days on market $279,000 Active 200 DOM
11. 2026-06-07
    days on market $279,000 Active 199 DOM
12. 2026-06-05
    days on market $279,000 Active 196 DOM
13. 2026-06-03
    days on market $279,000 Active 195 DOM
14. 2026-06-03
    days on market $279,000 Active 194 DOM
15. 2026-06-01
    days on market $279,000 Active 193 DOM
16. 2026-05-31
    days on market $279,000 Active 192 DOM
17. 2026-05-01
    price $279,000
18. 2026-04-03
    price $284,900
19. 2026-03-05
    price $285,000
20. 2026-02-24
    price $289,993
21. 2026-02-12
    price $289,994
22. 2026-02-04
    price $289,995
23. 2026-01-28
    price $289,996
24. 2026-01-20
    price $289,997
25. 2026-01-16
    price $289,998
26. 2026-01-12
    price $289,999
27. 2025-11-20
    listed $290,000 Active
28. 2021-09-16
    soldstatus $3,489,968

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,631
• − Mortgage interest: −$15,628
• − Property taxes: −$1,875
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$2,640
• − Depreciation: −$8,116
• Taxable loss: −$4,765
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $1,085/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

-92.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $279,000 Charleston Trident MLS
• 2026-04-03 Price Changed $284,900 Charleston Trident MLS
• 2026-03-05 Price Changed $285,000 Charleston Trident MLS
• 2026-02-24 Price Changed $289,993 Charleston Trident MLS
• 2026-02-12 Price Changed $289,994 Charleston Trident MLS
• 2026-02-04 Price Changed $289,995 Charleston Trident MLS
• 2026-01-28 Price Changed $289,996 Charleston Trident MLS
• 2026-01-20 Price Changed $289,997 Charleston Trident MLS
• 2026-01-16 Price Changed $289,998 Charleston Trident MLS
• 2026-01-12 Price Changed $289,999 Charleston Trident MLS
• 2025-11-20 Listed $290,000 Charleston Trident MLS
• 2021-09-16 Sold (Public Records) $3,489,968 Public Records

Property tax history

+45.3%/yr

Latest (2025): $1,875 · +6.0% YoY. Source: county tax records.