131 Cotton Leaf Blvd · Moncks Corner, SC 29461

$245,990

3 bd · 2.0 ba · 1,386 sqft · Townhouse · 11 Days on market

Built 2026 Good condition $177/sqft · 14% below area Est $286k · 14% under

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +13.8/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your next home. As you step into the foyer, you're greeted by the stairs leading to the second floor. As you move toward the back of the home, you'll pass the one-car garage and a powder bath before entering the open kitchen and family room, with a patio located just off the family room. Upstairs, you'll find two additional bedrooms-one with a walk-in closet-as well as a laundry room. At the opposite end is the spacious primary bedroom, complete with a walk-in closet and primary bath.

Key facts

• Walk-in closet
• Laundry room
• Family room

Tags

• OPEN KITCHEN
• FAMILY ROOM
• WALK-IN CLOSET
• LAUNDRY ROOM
• POWDER BATH
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (4.5% below list).
• Recommended offer: $235k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.5% 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: Cane Bay Elementary (math 57% / reading 55%, grade C+, #109 of 597 statewide, top 19%, 1,263 students, 28% FRL); Cane Bay Middle (math 29% / reading 47%, grade F, #86 of 229 statewide, top 39%, 1,487 students, 30% FRL); Cane Bay High (math 50% / reading 84%, grade B, #73 of 196 statewide, top 41%, 2,158 students, 28% FRL) — zoned schools average 29% FRL vs 48% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Berkeley 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 780 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 34% 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 $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $235,023 (4.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $285,840
• List price: $245,990
• Delta: -13.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Cotton Leaf Blvd #61	0.02mi	3/2.5	1,386 (0%)	0mo	$286,990	$207	97
122 Cotton Leaf Blvd #3	0.03mi	3/2.5	1,386 (0%)	0mo	$275,990	$199	97
143 Cotton Leaf Blvd #59	0.03mi	3/2.5	1,386 (0%)	0mo	$262,990	$190	97
134 Cotton Leaf Blvd #9	0.02mi	3/2.5	1,386 (0%)	0mo	$245,000	$177	97
149 Cotton Leaf Blvd #56	0.04mi	3/2.5	1,386 (0%)	0mo	$229,990	$166	96
153 Cotton Leaf Blvd #54	0.05mi	3/2.5	1,386 (0%)	0mo	$261,990	$189	96
145 Cotton Leaf Blvd #58	0.03mi	3/2.5	1,386 (0%)	1mo	$239,990	$173	96
150 Cotton Leaf Blvd #17	0.05mi	3/2.5	1,386 (0%)	1mo	$270,990	$196	95
151 Cotton Leaf Blvd #55	0.04mi	3/2.5	1,386 (0%)	4mo	$292,990	$211	93
185 Cotton Leaf Blvd #38	0.12mi	3/2.5	1,386 (0%)	4mo	$260,000	$188	89
179 Cotton Leaf Blvd	0.11mi	3/2.5	1,387 (+0%)	5mo	$286,690	$207	89
205 Cozy Brook Ct	0.59mi	3/2.5	1,584 (+14%)	4mo	$312,700	$197	43

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-30,387
• Equity at exit: $36,678

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-15,681
• Equity at exit: $21,269

Cash invested: $68,877 (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: 40 active · 22 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $272,490 ($191/sqft)
• Median days on market: 26 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +7.9% 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: 8.7×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$307 /mo · $3,690/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $157

Break-even live

Break-even rent $2,152

Max offer price $245,990

Occupancy floor 88%

Sensitivity live

Price	-10% $327	-5% $242	+0% $157	+5% $72	+10% $-13
Rent	-10% $-29	-5% $64	+0% $157	+5% $250	+10% $342
Rate	-1.0pp $281	-0.5pp $219	base $157	+0.5pp $93	+1.0pp $28

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: $61,498
• Closing costs: $7,380
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Grand View Xing Summerville, SC	4.0	2.0	1768	$2,400	$1.36	63d	1	0.12mi
391 Tiliwa St Summerville, SC	3.0	2.5	1786	$2,095	$1.17	25d	1	0.20mi
402 Tiliwa St Summerville, SC	3.0	2.5	1785	$2,000	$1.12	34d	1	0.25mi
753 Ridgley Dr Summerville, SC	3.0	2.5	1786	$2,195	$1.23	16d	1	0.38mi
755 Ridgley Dr Unit 755 Summerville, SC	3.0	2.5	1796	$2,500	$1.39	52d	1	0.39mi
135 E Sunrise Ln Summerville, SC	3.0	2.5	1584	$2,150	$1.36	25d	1	0.53mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1616	$2,350	$1.45	19d	1	0.57mi
704 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,350	$1.45	52d	1	0.57mi
221 Cozy Brook Ct Unit 1 Summerville, SC	3.0	2.5	1524	$2,250	$1.48	19d	1	0.59mi
44000 Owl Wood Ln Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,129	$1.96	16d	13	0.61mi
928 Woodside Creek Ln Summerville, SC	3.0	2.0	1616	$2,300	$1.42	34d	1	0.73mi
900 Emblem St Summerville, SC	1.0–3.0	1.0–2.0	1086	$2,184	$2.01	15d	17	0.74mi
5101 Evado Ln Summerville, SC	3.0	1.0–2.0	859	$2,253	$2.62	15d	17	0.77mi
608 Ladywood Dr Summerville, SC	3.0	2.0	1618	$2,200	$1.36	61d	1	0.83mi
108 Haventree Ct Summerville, SC	4.0	2.5	1792	$2,400	$1.34	72d	1	0.86mi
130 Lucky Day Dr Summerville, SC	3.0	2.0	1547	$2,025	$1.31	30d	1	0.89mi
477 Spanish Wells Rd Summerville, SC	4.0	2.0	1790	$2,800	$1.56	31d	1	0.89mi
142 Summit View Dr Summerville, SC	4.0	2.0	1800	$2,350	$1.31	25d	1	0.91mi
844 Lilyford Ln , SC	3.0	2.5	1518	$2,300	$1.52	72d	1	1.07mi
900 Owl Wood Ln Summerville, SC	3.0	2.0	1311	$2,273	$1.73	52d	1	1.14mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1157	$2,385	$2.06	72d	1	1.14mi
900 Owl Wood Ln Summerville, SC	2.0	2.0	1317	$2,132	$1.62	38d	1	1.14mi
208 Parkwood Vista Way Summerville, SC	4.0	2.5	1813	$2,361	$1.30	25d	1	1.17mi
260 Parkwood Vista Way Summerville, SC	4.0	2.5	1855	$2,556	$1.38	38d	1	1.29mi
318 Deep River Rd Summerville, SC	4.0	2.0	1689	$2,249	$1.33	16d	1	1.31mi
310 Surfbird Rd Summerville, SC	3.0	2.5	1761	$2,295	$1.30	31d	1	1.34mi
495 Pender Woods Dr Summerville, SC	3.0	2.0	1418	$2,175	$1.53	72d	1	1.42mi
475 Pender Woods Dr Summerville, SC	3.0	2.0	1412	$2,150	$1.52	16d	1	1.47mi

Listing history 3 events

1. 2026-06-03
   days on market $245,990 Active 11 DOM
2. 2026-06-01
   pricedays on market $245,990 Active 10 DOM
3. 2026-05-31
   days on market $239,990 Active 9 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: $28,203
• − Mortgage interest: −$13,779
• − Property taxes: −$3,690
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$7,156
• Taxable loss: −$2,165
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $2,400/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 · 23 photos

Good 80/100 Cosmetic rehab Est. rehab $6,930–$20,790 screening

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Whitesville Elementary F SC #328/597 Nat'l #22,441/41,679 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

• 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