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205 Brook Run Dr
D Composite 41.33
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).

  • Cash flow +11.3/30.0
  • ARV discount +8.5/15.0
  • 1% rule +4.0/10.0
  • Condition / age +4.0/5.0
  • Schools +3.7/10.0
  • Livability +3.4/5.0
  • DSCR +3.3/10.0
  • Rent growth +3.2/5.0
  • Appreciation +0.0/10.0

$289,990

205 Brook Run Dr · Moncks Corner, SC 29461
3 bd · 2.5 ba · 1,646 sqft · Townhouse · 188 Days on market
Built 2026 Good condition 7,405 sqft lot 1-car garage $176/sqft · at area comps Est $296k · at est. $175/mo HOA · 7% of rent ↓ 15% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Invite friends over to watch the big game in the spacious second-story loft. The primary suite features dual sinks and a large walk-in closet. Downstairs, the kitchen island overlooks the great room.

Key facts

  • $175 HOA
  • Garage
  • Built 2026

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.5-bath townhouse listed at $290k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
  • To cash-flow at today's rent, offer at most $274k (5.4% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (9.6% below list).
  • Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
  • Cap rate 5.8% vs local median 4.6% 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: Moncks Corner Elementary (math 27% / reading 26%, grade F, #435 of 597 statewide, top 73%, 597 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); 872 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).
  • This rent runs 38% 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 188 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts; this cycle's ask has dropped $52k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $255,191 (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 188 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
0.90%
Cap rate
5.84%
Cash-on-cash
-1.60%
DSCR
0.93
GRM
9.2

CMA / ARV

ARV (median comp)
$296,463
List price
$289,990
Delta
-2.18%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
451 Trotters 0.94mi 3/2.5 1,698 (+3%) 0mo $265,000 $156 60
499 Trotters Ln 0.98mi 3/2.5 1,698 (+3%) 4mo $294,000 $173 57
612 Ravensridge Ln 0.82mi 3/2.5 1,775 (+8%) 3mo $315,000 $177 49
602 Ravensridge Ln 0.84mi 3/2.5 1,501 (-9%) 3mo $284,000 $189 48
484 Trotters Ln 0.94mi 3/2.5 1,698 (+3%) 15mo $299,000 $176 47
553 Trotters Ln 1.04mi 3/2.5 1,600 (-3%) 16mo $297,000 $186 47
421 Stoneleigh Ln 0.82mi 3/2.5 1,775 (+8%) 7mo $295,000 $166 46
352 Herty Park Dr 0.98mi 4/3.5 (+1) 1,900 (+15%) 3mo $350,000 $184 28
316 Herty Park Dr #254 0.93mi 3/2.5 1,897 (+15%) 18mo $320,000 $169 25
803 Recess Pointe Dr #54 0.97mi 3/3.5 1,897 (+15%) 15mo $324,990 $171 24
809 Recess Pointe Dr #51 0.97mi 3/3.5 1,897 (+15%) 16mo $339,990 $179 23
801 Recess Pointe Dr #55 0.97mi 4/3.5 (+1) 1,897 (+15%) 16mo $349,990 $184 18

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
-19.2%
Equity multiple
0.33×
Total profit
$-54,352
Equity at exit
$43,238
10-year hold
IRR
-12.2%
Equity multiple
0.28×
Total profit
$-58,092
Equity at exit
$25,073

Cash invested: $81,197 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
15 active · 5 under contract
Months of supply
18.0 mo (6%/mo absorbed)
Median asking
$299,999 ($177/sqft)
Median days on market
106 d
This list price
27% of active listings are priced below it
ARV vs active asking
+1.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29461

Home prices YoY
-13.9%
Rents YoY
2.8%
Active inventory
872
Price-to-rent
9.2×

Monthly cashflow live

Estimated rent
$2,621 high interval (Pro) →
Mortgage (P&I)
$1,521
Tax est. 1.5%
$362 /mo · $4,350/yr
Insurance
$121
HOA
$175
Vacancy / Maint / Mgmt
$550
Net cashflow
$-108

Break-even live

Break-even rent $2,758
Max offer price $274,306
Occupancy floor 99%

Sensitivity live

Price -10% $92 -5% $-8 +0% $-108 +5% $-209 +10% $-309
Rent -10% $-315 -5% $-212 +0% $-108 +5% $-5 +10% $99
Rate -1.0pp $38 -0.5pp $-35 base $-108 +0.5pp $-184 +1.0pp $-260

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
$72,498
Closing costs
$8,700
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 35 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
224 Camellia Bloom Dr Moncks Corner, SC 4.0 3.0 1929 $4,200 $2.18 9d 1 0.13mi
185 Camellia Bloom Dr Moncks Corner, SC 4.0 2.5 2185 $2,495 $1.14 9d 1 0.31mi
175 Camellia Bloom Dr Moncks Corner, SC 3.0 3.0 1955 $2,300 $1.18 80d 1 0.35mi
139 Blackwater Way Moncks Corner, SC 4.0 2.5 2146 $2,400 $1.12 65d 1 0.39mi
714 McRoy St Moncks Corner, SC 4.0 2.5 1912 $2,400 $1.26 85d 1 0.71mi
714 McRoy St Moncks Corner, SC 4.0 3.0 1912 $2,400 $1.26 98d 1 0.71mi
705 McRoy St Moncks Corner, SC 4.0 2.5 1801 $2,249 $1.25 80d 1 0.74mi
216 Sarcoxie Rd Moncks Corner, SC 4.0 2.0 1763 $2,250 $1.28 65d 1 0.78mi
575 Wayton Cir Moncks Corner, SC 4.0 2.5 1848 $2,100 $1.14 87d 1 0.85mi
163 Yorkshire Dr Moncks Corner, SC 3.0 2.5 1959 $2,400 $1.23 9d 1 0.87mi
429 Eva St Moncks Corner, SC 4.0 2.5 1801 $2,250 $1.25 107d 1 0.87mi
510 Wayton Cir Moncks Corner, SC 4.0 2.0 1851 $2,176 $1.18 87d 1 0.87mi
432 Trotters Ln Moncks Corner, SC 3.0 2.5 1698 $2,200 $1.30 0d 1 0.88mi
440 Trotters Ln Moncks Corner, SC 3.0 2.5 1600 $2,000 $1.25 80d 1 0.88mi
419 Trotters Ln Moncks Corner, SC 3.0 2.5 1594 $2,350 $1.47 99d 1 0.89mi
534 Alderly Dr Moncks Corner, SC 3.0 2.5 1594 $2,900 $1.82 99d 1 0.90mi
158 Yorkshire Dr Moncks Corner, SC 4.0 3.5 2070 $2,400 $1.16 7d 1 0.92mi
100 Southern Vine St Moncks Corner, SC 1.0–3.0 1.0–2.0 982 $2,165 $2.20 4d 19 0.92mi
500 Trotters Ln Moncks Corner, SC 3.0 2.5 1698 $2,150 $1.27 119d 1 0.93mi
506 Trotters Ln Moncks Corner, SC 3.0 2.5 1600 $2,195 $1.37 9d 1 0.94mi
101 Cypress Plantation Rd Moncks Corner, SC 1.0–2.0 1.0–2.0 900 $1,600 $1.78 2d 1 0.98mi
359 Herty Park Dr Moncks Corner, SC 4.0 3.5 1897 $2,495 $1.32 87d 1 0.98mi
105 Breeders Ct Moncks Corner, SC 3.0 2.5 2088 $2,251 $1.08 65d 1 1.00mi
309 Old Stone Ct Moncks Corner, SC 3.0 2.5 1812 $2,275 $1.26 7d 1 1.01mi
143 Rockingham Way Moncks Corner, SC 3.0 2.5 2095 $2,051 $0.98 99d 1 1.02mi
284 Killarney Trl Moncks Corner, SC 4.0 2.5 1920 $2,380 $1.24 5d 1 1.05mi
107 Springbank Ct Moncks Corner, SC 3.0 3.0 2174 $2,346 $1.08 117d 1 1.14mi
114 Rockingham Way Moncks Corner, SC 4.0 2.5 1974 $2,200 $1.11 9d 1 1.15mi
233 Maywood Dr Moncks Corner, SC 2.0 2.5 2133 $2,395 $1.12 62d 1 1.15mi
233 Maywood Dr Moncks Corner, SC 4.0 3.0 2133 $2,450 $1.15 80d 1 1.15mi
246 Maywood Dr Moncks Corner, SC 3.0 2.5 1854 $2,300 $1.24 110d 1 1.19mi
254 Killarney Trl Moncks Corner, SC 4.0 2.5 2118 $2,666 $1.26 65d 1 1.19mi
243 Oglethorpe Cir Moncks Corner, SC 3.0 2.5 1612 $2,200 $1.36 71d 1 1.24mi
191 Orion Way Moncks Corner, SC 4.0 2.5 1801 $2,280 $1.27 9d 1 1.27mi
131 Red Leaf Blvd Moncks Corner, SC 3.0 2.5 1830 $2,437 $1.33 71d 1 1.32mi

Property features AI

Finance

Other
No other structures on property
HOA & community
Homeowners association fee approximately $198 per month

Exterior

Parking
1-car garage with garage door openerTotal parking spaces: 1
Utilities
Public sewerElectric service: Berkeley Electric Co-Op and Santee CooperMoncks Corner utilities available
Home design
Single family attached (townhouse)Two storiesNew construction
Construction
Architectural roofFee simple ownership
Exterior features
Rain guttersPond on property

Interior

Kitchen
DishwasherDisposalElectric rangeMicrowaveRefrigeratorENERGY STAR qualified appliances
Bedrooms
3 bedroomsPrimary bedroom on upper level with walk-in closet(s)
Flooring
CarpetLuxury vinylLuxury vinyl plank
Bathrooms
2.5 bathrooms
Heating & cooling
Central air conditioningElectric heatingHeat pump
Interior features
Smooth ceilingsKitchen islandEat-in kitchenEntrance foyerGreat roomLoft
Laundry & utility
Laundry roomWasher hookupElectric dryer hookupWasher and dryer included

Listing history 50 events

  1. 2026-09-24
    days on market $289,990 Active 188 DOM
  2. 2026-09-23
    days on market $289,990 Active 187 DOM
  3. 2026-09-22
    days on market $289,990 Active 186 DOM
  4. 2026-09-21
    days on market $289,990 Active 185 DOM
  5. 2026-09-19
    days on market $289,990 Active 183 DOM
  6. 2026-09-18
    days on market $289,990 Active 182 DOM
  7. 2026-09-17
    days on market $289,990 Active 181 DOM
  8. 2026-09-16
    days on market $289,990 Active 180 DOM
  9. 2026-09-15
    days on market $289,990 Active 179 DOM
  10. 2026-09-14
    days on market $289,990 Active 178 DOM
  11. 2026-09-13
    days on market $289,990 Active 177 DOM
  12. 2026-09-12
    days on market $289,990 Active 176 DOM
  13. 2026-09-11
    days on market $289,990 Active 175 DOM
  14. 2026-09-05
    days on market $289,990 Active 169 DOM
  15. 2026-09-04
    days on market $289,990 Active 168 DOM
  16. 2026-09-03
    pricedays on market $289,990 Active 167 DOM
  17. 2026-08-31
    days on market $299,990 Active 164 DOM
  18. 2026-08-30
    days on market $299,990 Active 163 DOM
  19. 2026-08-29
    days on market $299,990 Active 162 DOM
  20. 2026-08-28
    days on market $299,990 Active 161 DOM
  21. 2026-08-27
    days on market $299,990 Active 160 DOM
  22. 2026-08-25
    days on market $299,990 Active 158 DOM
  23. 2026-08-24
    days on market $299,990 Active 157 DOM
  24. 2026-08-23
    days on market $299,990 Active 156 DOM
  25. 2026-08-22
    days on market $299,990 Active 155 DOM
  26. 2026-08-21
    days on market $299,990 Active 154 DOM
  27. 2026-08-20
    days on market $299,990 Active 153 DOM
  28. 2026-08-19
    pricedays on market $299,990 Active 152 DOM
  29. 2026-08-18
    days on market $292,990 Active 151 DOM
  30. 2026-08-17
    days on market $292,990 Active 150 DOM
  31. 2026-08-16
    days on market $292,990 Active 149 DOM
  32. 2026-08-15
    days on market $292,990 Active 148 DOM
  33. 2026-08-14
    days on market $292,990 Active 147 DOM
  34. 2026-08-13
    days on market $292,990 Active 146 DOM
  35. 2026-08-12
    days on market $292,990 Active 145 DOM
  36. 2026-08-11
    days on market $292,990 Active 144 DOM
  37. 2026-08-10
    days on market $292,990 Active 143 DOM
  38. 2026-08-09
    days on market $292,990 Active 142 DOM
  39. 2026-08-08
    days on market $292,990 Active 141 DOM
  40. 2026-08-07
    pricedays on market $292,990 Active 140 DOM
  41. 2026-08-06
    days on market $279,990 Active 139 DOM
  42. 2026-08-05
    days on market $279,990 Active 138 DOM
  43. 2026-08-04
    days on market $279,990 Active 137 DOM
  44. 2026-08-03
    days on market $279,990 Active 136 DOM
  45. 2026-08-01
    days on market $279,990 Active 133 DOM
  46. 2026-07-30
    days on market $279,990 Active 132 DOM
  47. 2026-07-30
    days on market $279,990 Active 131 DOM
  48. 2026-07-28
    days on market $279,990 Active 130 DOM
  49. 2026-07-26
    days on market $279,990 Active 128 DOM
  50. 2026-07-25
    days on market $279,990 Active 127 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$31,453
− Mortgage interest
−$16,244
− Property taxes
−$4,350
− Insurance
−$1,450
− Repairs & maintenance
−$2,516
− Management
−$2,516
− HOA
−$2,100
− Depreciation
−$8,436
Taxable loss
−$6,159
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,478
After-tax cash flow
$178/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready townhouse in Moncks Corner offers a good condition with modern amenities and a great location. Consider painting and flooring updates to further enhance its value.

Value-add opportunities

  • Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
  • Both Updating the flooring in the bedrooms — Carpet can be replaced with hardwood or tile for a more modern look and easier maintenance
  • Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient
F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Moncks Corner Elementary F SC #435/597 Nat'l #29,439/41,679 Middle Berkeley Middle F SC #162/229 Nat'l #10,204/14,009 High Berkeley High C+ SC #110/196 Nat'l #3,588/17,239

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
C Composite livability gradescore 67/100

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 · 254,184 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
10% of renters

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

Price history

-15.2% since first listed
13 events — show timeline
  • 2026-05-23 Price Changed $289,990 Zillow
  • 2026-05-21 Price Changed $289,990 Charleston Trident MLS
  • 2026-05-15 Price Changed $298,990 Charleston Trident MLS
  • 2026-05-07 Price Changed $309,990 Zillow
  • 2026-05-02 Price Changed $309,990 Charleston Trident MLS
  • 2026-04-25 Relisted Zillow
  • 2026-04-25 Delisted Zillow
  • 2026-04-11 Price Changed $317,490 Charleston Trident MLS
  • 2026-04-11 Price Changed $317,490 Zillow
  • 2026-03-27 Price Changed $331,990 Charleston Trident MLS
  • 2026-03-27 Price Changed $331,990 Zillow
  • 2026-03-20 Listed $341,990 Charleston Trident MLS
  • 2026-03-13 Listed $341,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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