205 Brook Run Dr · Moncks Corner, SC 29461

$292,990

3 bd · 2.5 ba · 1,646 sqft · Townhouse · 141 Days on market

Built 2026 Good condition 7,405 sqft lot 1-car garage $178/sqft · at area comps Est $297k · at est. $175/mo HOA · 7% of rent ↓ 15% since listing

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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 +8.1/15.0
• Cash flow +7.9/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $293k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (18.3% below list).
• Recommended offer: $239k (18.3% 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: 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); 780 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 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 141 days — a 12% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $49k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $239,455 (18.3% 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 141 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $296,819
• List price: $292,990
• Delta: -5.67%
• 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
499 Trotters Ln	0.98mi	3/2.5	1,698 (+3%)	2mo	$294,000	$173	58
612 Ravensridge Ln	0.82mi	3/2.5	1,775 (+8%)	2mo	$315,000	$177	51
602 Ravensridge Ln	0.84mi	3/2.5	1,501 (-9%)	2mo	$284,000	$189	49
484 Trotters Ln	0.94mi	3/2.5	1,698 (+3%)	13mo	$299,000	$176	49
553 Trotters Ln	1.04mi	3/2.5	1,600 (-3%)	15mo	$297,000	$186	48
421 Stoneleigh Ln	0.82mi	3/2.5	1,775 (+8%)	5mo	$295,000	$166	48
466 Trotters Ln	0.92mi	3/2.5	1,599 (-3%)	17mo	$293,000	$183	46
352 Herty Park Dr	0.98mi	4/3.5 (+1)	1,900 (+15%)	2mo	$350,000	$184	30
316 Herty Park Dr #254	0.93mi	3/2.5	1,897 (+15%)	16mo	$320,000	$169	27
803 Recess Pointe Dr #54	0.97mi	3/3.5	1,897 (+15%)	13mo	$324,990	$171	25
809 Recess Pointe Dr #51	0.97mi	3/3.5	1,897 (+15%)	14mo	$339,990	$179	24
801 Recess Pointe Dr #55	0.97mi	4/3.5 (+1)	1,897 (+15%)	14mo	$349,990	$184	19

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-67,509
• Equity at exit: $43,686

10-year hold

• IRR: -19.9%
• Equity multiple: -0.04×
• Total profit: $-85,727
• Equity at exit: $25,332

Cash invested: $82,037 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 3 under contract
• Months of supply: 16.8 mo (6%/mo absorbed)
• Median asking: $299,994 ($184/sqft)
• Median days on market: 78 d
• This list price: 21% 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: 780
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,395 high
• Mortgage (P&I): −$1,536
• Tax est. 1.5%: −$366 /mo · $4,395/yr
• Insurance: −$122
• HOA: −$175
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-308

Break-even live

Break-even rent $2,785

Max offer price $248,408

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-207	+0% $-308	+5% $-409	+10% $-511
Rent	-10% $-497	-5% $-403	+0% $-308	+5% $-214	+10% $-119
Rate	-1.0pp $-161	-0.5pp $-234	base $-308	+0.5pp $-384	+1.0pp $-461

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: $73,248
• Closing costs: $8,790
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Camellia Bloom Dr Moncks Corner, SC	3.0	3.0	1955	$2,300	$1.18	34d	1	0.35mi
139 Blackwater Way Moncks Corner, SC	4.0	2.5	2146	$2,400	$1.12	19d	1	0.39mi
714 McRoy St Moncks Corner, SC	4.0	3.0	1912	$2,400	$1.26	52d	1	0.71mi
714 McRoy St Moncks Corner, SC	4.0	2.5	1912	$2,400	$1.26	38d	1	0.71mi
705 McRoy St Moncks Corner, SC	4.0	2.5	1801	$2,249	$1.25	34d	1	0.74mi
216 Sarcoxie Rd Moncks Corner, SC	4.0	2.0	1763	$2,250	$1.28	19d	1	0.78mi
575 Wayton Cir Moncks Corner, SC	4.0	2.5	1848	$2,100	$1.14	41d	1	0.85mi
429 Eva St Moncks Corner, SC	4.0	2.5	1801	$2,250	$1.25	61d	1	0.87mi
510 Wayton Cir Moncks Corner, SC	4.0	2.0	1851	$2,176	$1.18	41d	1	0.87mi
440 Trotters Ln Moncks Corner, SC	3.0	2.5	1600	$2,000	$1.25	34d	1	0.88mi
419 Trotters Ln Moncks Corner, SC	3.0	2.5	1594	$2,350	$1.47	52d	1	0.89mi
534 Alderly Dr Moncks Corner, SC	3.0	2.5	1594	$2,900	$1.82	52d	1	0.90mi
100 Southern Vine St Moncks Corner, SC	1.0–3.0	1.0–2.0	980	$2,150	$2.19	16d	30	0.92mi
500 Trotters Ln Moncks Corner, SC	3.0	2.5	1698	$2,150	$1.27	72d	1	0.93mi
609 Trotters Ln Moncks Corner, SC	3.0	2.5	1609	$2,395	$1.49	16d	10	0.97mi
359 Herty Park Dr Moncks Corner, SC	4.0	3.5	1897	$2,495	$1.32	41d	1	0.98mi
105 Breeders Ct Moncks Corner, SC	3.0	2.5	2088	$2,251	$1.08	19d	1	1.00mi
143 Rockingham Way Moncks Corner, SC	3.0	2.5	2095	$2,051	$0.98	52d	1	1.02mi
107 Springbank Ct Moncks Corner, SC	3.0	3.0	2174	$2,346	$1.08	70d	1	1.14mi
233 Maywood Dr Moncks Corner, SC	4.0	3.0	2133	$2,450	$1.15	34d	1	1.15mi
233 Maywood Dr Moncks Corner, SC	2.0	2.5	2133	$2,395	$1.12	16d	1	1.15mi
246 Maywood Dr Moncks Corner, SC	3.0	2.5	1854	$2,300	$1.24	63d	1	1.19mi
254 Killarney Trl Moncks Corner, SC	4.0	2.5	2118	$2,666	$1.26	19d	1	1.19mi
243 Oglethorpe Cir Moncks Corner, SC	3.0	2.5	1612	$2,200	$1.36	25d	1	1.24mi
131 Red Leaf Blvd Moncks Corner, SC	3.0	2.5	1830	$2,437	$1.33	25d	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. 2026-08-08
   days on market $292,990 Active 141 DOM
2. 2026-08-07
   pricedays on market $292,990 Active 140 DOM
3. 2026-08-06
   days on market $279,990 Active 139 DOM
4. 2026-08-05
   days on market $279,990 Active 138 DOM
5. 2026-08-04
   days on market $279,990 Active 137 DOM
6. 2026-08-03
   days on market $279,990 Active 136 DOM
7. 2026-08-01
   days on market $279,990 Active 133 DOM
8. 2026-07-30
   days on market $279,990 Active 132 DOM
9. 2026-07-30
   days on market $279,990 Active 131 DOM
10. 2026-07-28
    days on market $279,990 Active 130 DOM
11. 2026-07-26
    days on market $279,990 Active 128 DOM
12. 2026-07-25
    days on market $279,990 Active 127 DOM
13. 2026-07-24
    days on market $279,990 Active 126 DOM
14. 2026-07-23
    days on market $279,990 Active 125 DOM
15. 2026-07-22
    days on market $279,990 Active 124 DOM
16. 2026-07-21
    pricedays on market $279,990 Active 123 DOM
17. 2026-07-19
    days on market $280,990 Active 120 DOM
18. 2026-07-18
    pricedays on market $280,990 Active 119 DOM
19. 2026-07-16
    days on market $279,990 Active 118 DOM
20. 2026-07-15
    days on market $279,990 Active 117 DOM
21. 2026-07-14
    days on market $279,990 Active 116 DOM
22. 2026-07-13
    days on market $279,990 Active 115 DOM
23. 2026-07-12
    days on market $279,990 Active 114 DOM
24. 2026-07-11
    days on market $279,990 Active 113 DOM
25. 2026-07-10
    days on market $279,990 Active 112 DOM
26. 2026-07-09
    days on market $279,990 Active 111 DOM
27. 2026-07-07
    days on market $279,990 Active 109 DOM
28. 2026-07-06
    days on market $279,990 Active 108 DOM
29. 2026-07-05
    days on market $279,990 Active 107 DOM
30. 2026-07-03
    days on market $279,990 Active 105 DOM
31. 2026-07-02
    days on market $279,990 Active 104 DOM
32. 2026-07-01
    days on market $279,990 Active 103 DOM
33. 2026-06-30
    days on market $279,990 Active 102 DOM
34. 2026-06-29
    days on market $279,990 Active 101 DOM
35. 2026-06-28
    days on market $279,990 Active 100 DOM
36. 2026-06-28
    days on market $279,990 Active 99 DOM
37. 2026-06-27
    days on market $279,990 Active 98 DOM
38. 2026-06-25
    pricedays on market $279,990 Active 96 DOM
39. 2026-06-23
    days on market $284,990 Active 94 DOM
40. 2026-06-21
    pricedays on market $284,990 Active 93 DOM
41. 2026-06-18
    days on market $286,990 Active 90 DOM
42. 2026-06-17
    days on market $286,990 Active 89 DOM
43. 2026-06-16
    pricedays on market $286,990 Active 88 DOM
44. 2026-06-15
    days on market $289,990 Active 87 DOM
45. 2026-06-13
    days on market $289,990 Active 85 DOM
46. 2026-06-13
    days on market $289,990 Active 84 DOM
47. 2026-06-10
    days on market $289,990 Active 82 DOM
48. 2026-06-09
    days on market $289,990 Active 81 DOM
49. 2026-06-08
    days on market $289,990 Active 80 DOM
50. 2026-06-07
    days on market $289,990 Active 79 DOM

ⓘ 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: $28,735
• − Mortgage interest: −$16,412
• − Property taxes: −$4,395
• − Insurance: −$1,465
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$2,100
• − Depreciation: −$8,523
• Taxable loss: −$8,758
• Est. tax savings @ 24.0%: +$2,102
• After-tax cash flow: $-1,595/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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

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

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