205 Cypress Marsh Rd · Moncks Corner, SC 29461

$395,000

5 bd · 3.0 ba · 2,447 sqft · Townhouse public records · 59 Days on market

Built 2017 Est $365k · 8% over

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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).

• Cash flow +12.2/30.0
• ARV discount +3.7/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!!! What a price for that square footage Move-in ready! 2393 SQFT! ALL IN FEATURES INCLUDE, FRIDGE/WASHER DRYER/WHOLE HOME BLINDS/GARAGE DOOR OPENER! List price includes a $7320 discount! Two car garage! The Robie plan also boost 5 spacious bedrooms, PLUS a huge second-story loft! The convenience of three full baths (including one on the first floor!) makes this home truly unique. Perfect for entertaining, the gourmet kitchen overlooks the open living space and formal dining room. Great ISLAND for entertaining and comes with an oversized panty. Community has Amazing amenities! Huge pool! Amenity center even has small work out room as well!

Key facts

• Fitness center
• Screened porch
• Community pools

Tags

• FIRST FLOOR GUEST BEDROOM
• SCREENED PORCH
• FULLY FENCED BACKYARD
• COMMUNITY POOLS
• FITNESS CENTER
• PLAYGROUND

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Community clubhouse; Fitness center; Park; Community pool; Walk/jog trails

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Water and sewer via BCW & SA; Electric service from Berkeley Electric Co-Op; Natural gas provided by Dominion Energy
• Home design: Residential property; Single-family attached (townhouse); Two stories
• Construction: Architectural roof; Townhouse structure
• Exterior features: Rain gutters; Privacy vinyl fencing

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Microwave; Refrigerator; Kitchen island; Pantry
• Bedrooms: 5 bedrooms; Primary bedroom located on the upper level with ceiling fan and walk-in closet
• Flooring: Laminate flooring
• Bathrooms: 3 bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Smooth ceilings; High ceilings; Kitchen island; Walk-in closets; Ceiling fans; Living/dining combo; Loft; Pantry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath townhouse listed at $395k.

Deal economics

• At list price, monthly cash flow is $-81 ($-967/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (20.9% below list).
• Recommended offer: $313k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• At $3,125/mo this rent would consume 45% of the median local household income ($83k/yr) (locally 815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 59 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $207k; list at $395k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,541 (20.9% 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 59 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $364,603
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Cypress Knees Ln	0.08mi	4/2.5 (-1)	2,181 (-11%)	7mo	$324,000	$149	65
402 Cypress Knees Ln	0.11mi	4/2.5 (-1)	2,172 (-11%)	8mo	$300,000	$138	62
254 Cypress Marsh Rd	0.13mi	4/2.5 (-1)	2,174 (-11%)	11mo	$325,000	$149	59

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-69,925
• Equity at exit: $58,896

10-year hold

• IRR: -10.7%
• Equity multiple: 0.36×
• Total profit: $-70,704
• Equity at exit: $34,152

Cash invested: $110,600 (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: 10.5×

Monthly cashflow live

• Estimated rent: $3,125 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$314 /mo · $3,764/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $-81

Break-even live

Break-even rent $3,227

Max offer price $380,763

Occupancy floor 98%

Sensitivity live

Price	-10% $143	-5% $31	+0% $-81	+5% $-192	+10% $-304
Rent	-10% $-327	-5% $-204	+0% $-81	+5% $43	+10% $166
Rate	-1.0pp $118	-0.5pp $20	base $-81	+0.5pp $-183	+1.0pp $-287

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Rivers Row Dr Moncks Corner, SC	5.0	3.5	3036	$3,086	$1.02	13d	1	0.32mi
214 New Grade Rd Moncks Corner, SC	4.0	2.5	1650	$2,100	$1.27	25d	1	1.32mi
603 Pendleton Dr Moncks Corner, SC	5.0	4.0	2990	$3,000	$1.00	5d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $395,000 Active 59 DOM
2. 2026-06-18
   days on market $395,000 Active 56 DOM
3. 2026-06-17
   days on market $395,000 Active 55 DOM
4. 2026-06-16
   days on market $395,000 Active 54 DOM
5. 2026-06-15
   days on market $395,000 Active 53 DOM
6. 2026-06-13
   days on market $395,000 Active 51 DOM
7. 2026-06-13
   days on market $395,000 Active 50 DOM
8. 2026-06-10
   days on market $395,000 Active 48 DOM
9. 2026-06-09
   days on market $395,000 Active 47 DOM
10. 2026-06-08
    days on market $395,000 Active 46 DOM
11. 2026-06-07
    days on market $395,000 Active 45 DOM
12. 2026-06-05
    days on market $395,000 Active 42 DOM
13. 2026-06-03
    days on market $395,000 Active 41 DOM
14. 2026-06-03
    days on market $395,000 Active 40 DOM
15. 2026-06-01
    days on market $395,000 Active 39 DOM
16. 2026-05-31
    days on market $395,000 Active 38 DOM
17. 2026-04-23
    listed $395,000 Active
18. 2017-05-28
    soldstatus $206,785 Closed 650-char remark

    Show marketing remark (650 chars)

    WOW!!! What a price for that square footage Move-in ready! 2393 SQFT! ALL IN FEATURES INCLUDE, FRIDGE/WASHER DRYER/WHOLE HOME BLINDS/GARAGE DOOR OPENER! List price includes a $7320 discount! Two car garage! The Robie plan also boost 5 spacious bedrooms, PLUS a huge second-story loft! The convenience of three full baths (including one on the first floor!) makes this home truly unique. Perfect for entertaining, the gourmet kitchen overlooks the open living space and formal dining room. Great ISLAND for entertaining and comes with an oversized panty. Community has Amazing amenities! Huge pool! Amenity center even has small work out room as well!

19. 2017-01-23
    historical
20. 2017-01-23
    status Pending
21. 2017-01-23
    listed $207,570 Active
22. 2017-01-19
    historical 650-char remark

    Show marketing remark (650 chars)

    WOW!!! What a price for that square footage Move-in ready! 2393 SQFT! ALL IN FEATURES INCLUDE, FRIDGE/WASHER DRYER/WHOLE HOME BLINDS/GARAGE DOOR OPENER! List price includes a $7320 discount! Two car garage! The Robie plan also boost 5 spacious bedrooms, PLUS a huge second-story loft! The convenience of three full baths (including one on the first floor!) makes this home truly unique. Perfect for entertaining, the gourmet kitchen overlooks the open living space and formal dining room. Great ISLAND for entertaining and comes with an oversized panty. Community has Amazing amenities! Huge pool! Amenity center even has small work out room as well!

23. 2017-01-19
    listed $206,785 650-char remark

    Show marketing remark (650 chars)

    WOW!!! What a price for that square footage Move-in ready! 2393 SQFT! ALL IN FEATURES INCLUDE, FRIDGE/WASHER DRYER/WHOLE HOME BLINDS/GARAGE DOOR OPENER! List price includes a $7320 discount! Two car garage! The Robie plan also boost 5 spacious bedrooms, PLUS a huge second-story loft! The convenience of three full baths (including one on the first floor!) makes this home truly unique. Perfect for entertaining, the gourmet kitchen overlooks the open living space and formal dining room. Great ISLAND for entertaining and comes with an oversized panty. Community has Amazing amenities! Huge pool! Amenity center even has small work out room as well!

ⓘ 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: $3,764 · $314/mo
• Projected year-2 tax: $3,764 · $314/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,505
• − Mortgage interest: −$22,126
• − Property taxes: −$3,764
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,000
• − Management: −$3,000
• − Depreciation: −$11,491
• Taxable loss: −$7,852
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $917/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

• 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

+91.0% since first listed

7 events — show timeline

• 2026-04-23 Listed $395,000 Charleston Trident MLS
• 2017-05-28 Sold (MLS) $206,785 Charleston Trident MLS
• 2017-01-23 Listing Removed — Charleston Trident MLS
• 2017-01-23 Pending — Charleston Trident MLS
• 2017-01-23 Listed $207,570 Charleston Trident MLS
• 2017-01-19 Listing Removed — Charleston Trident MLS
• 2017-01-19 Listed $206,785 Charleston Trident MLS

Property tax history

+26.1%/yr

Latest (2025): $3,764 · +1.3% YoY. Source: county tax records.