126 Fennick Dr Dr · Moncks Corner, SC 29461

$80,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 95 Days on market

Built 1983 4,791 sqft lot ↓ 20% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Cash or hard money only. Property to be conveyed via quitclaim deed; alternatively, the buyer may obtain a tax title certificate to secure marketable title and a warranty deed at closing.

Key facts

• 4,791 sq ft lot
• Built 1983
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 4.3% 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: Berkeley Elementary (619 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); 642 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.53% ✓
• Cap rate: 20.87%
• Cash-on-cash: 52.06%
• DSCR: 3.32
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $318,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Edward Dr	0.43mi	3/2.0	1,300 (-4%)	2mo	$345,000	$265	72
106 Journeys End Ln	0.54mi	3/2.0	1,437 (+6%)	3mo	$339,500	$236	62
1223 Old Fort Rd	0.54mi	3/1.5	1,400 (+4%)	15mo	$225,000	$161	54
411 Berkeley Dr	0.73mi	3/2.0	1,320 (-2%)	12mo	$335,000	$254	53
416 Altman St	0.72mi	3/1.0	1,252 (-7%)	10mo	$269,000	$215	42
407 Blue Elderberry Run	0.63mi	3/2.0	1,460 (+8%)	18mo	$325,000	$223	42

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: 49.8%
• Equity multiple: 3.17×
• Total profit: $48,541
• Equity at exit: $11,928

10-year hold

• IRR: 55.2%
• Equity multiple: 6.37×
• Total profit: $120,367
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$420
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $972

Break-even live

Break-even rent $791

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,017	-5% $994	+0% $972	+5% $949	+10% $927
Rent	-10% $812	-5% $892	+0% $972	+5% $1,052	+10% $1,131
Rate	-1.0pp $1,012	-0.5pp $992	base $972	+0.5pp $951	+1.0pp $930

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Berkeley Dr Moncks Corner, SC	3.0	1.0	1015	$1,895	$1.87	22d	1	0.58mi
2000 Epson Plantation Dr Moncks Corner, SC	3.0	2.0	1370	$1,949	$1.42	12d	1	0.84mi
2000 Epson Plantation Dr Moncks Corner, SC	2.0	2.0	1217	$1,725	$1.42	24d	1	0.84mi
2000 Epson Plantation Dr Moncks Corner, SC	2.0	2.0	1217	$1,799	$1.48	15d	1	0.84mi
211 White St Unit B Moncks Corner, SC	2.0	2.0	1020	$1,700	$1.67	15d	1	0.99mi
303 Eagleston Dr Moncks Corner, SC	3.0	2.0	1368	$2,000	$1.46	15d	1	1.03mi
215 Shannonwood Dr Moncks Corner, SC	3.0	2.0	1184	$1,579	$1.33	3d	1	1.14mi
255 Mitton Rd Moncks Corner, SC	3.0	2.0	1680	$2,200	$1.31	24d	1	1.15mi
121 Johnny Reb Dr Unit A Moncks Corner, SC	2.0	2.0	912	$1,695	$1.86	15d	1	1.30mi
391 State Road S-8-978 Moncks Corner, SC	1.0–3.0	1.0–2.0	1061	$1,626	$1.53	24d	1	1.39mi
121 Marigny St Moncks Corner, SC	3.0–4.0	2.5	1875	$2,230	$1.19	3d	9	1.43mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-03-18
   price $80,000
3. 2026-02-18
   price $85,000
4. 2026-02-13
   price $90,000
5. 2026-01-28
   price $95,000
6. 2026-01-12
   listed $100,000 Active

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $24,251
• − Mortgage interest: −$4,481
• − Property taxes: −$2,062
• − Insurance: −$400
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$2,327
• Taxable income: $11,100
• Est. tax owed @ 24.0%: −$2,664
• After-tax cash flow: $8,998/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

-20.0% since first listed

6 events — show timeline

• 2026-04-17 Pending — Charleston Trident MLS
• 2026-03-18 Price Changed $80,000 Charleston Trident MLS
• 2026-02-18 Price Changed $85,000 Charleston Trident MLS
• 2026-02-13 Price Changed $90,000 Charleston Trident MLS
• 2026-01-28 Price Changed $95,000 Charleston Trident MLS
• 2026-01-12 Listed $100,000 Charleston Trident MLS

Property tax history

+3.9%/yr

Latest (2025): $2,062 · +3.9% YoY. Source: county tax records.