519 Townsford Ln · Moncks Corner, SC 29461

$234,990

3 bd · 2.5 ba · 1,386 sqft · Land · 21 Days on market

Built 2026 1,742 sqft lot $158/mo HOA · 7% of rent ↓ 6% 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).

• Cash flow +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• 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

All appliances included! Ask about our Down Payment Assistance Program. Discover the Pulsar at Halstead. A beautifully designed 3-bedroom, 2.5-bath townhome in the heart of Moncks Corner. This open-concept home features granite countertops, luxury vinyl plank flooring in the main living areas, laundry room, and bathrooms, plus modern finishes throughout. Enjoy the convenience of an attached one-car garage and low-maintenance living in a vibrant community surrounded by natural beauty, with easy access to shopping, dining, and everyday conveniences. Visit our on-site agent at 901 Wicksford Place to learn more.

Key facts

• Granite countertops
• $158 HOA
• Garage

Tags

• GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• ATTACHED ONE-CAR GARAGE
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Monthly association fee of $158; Community amenities include a dog park, park, and walk/jog trails

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; BCW & SA water service; Berkeley Electric Cooperative power
• Home design: Residential single-family attached; Townhouse; Two levels; New construction
• Construction: Architectural roof; Townhouse construction; New construction
• Exterior features: Architectural roof; Lot between 0 and 0.5 acre; No other structures

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: 3 bedrooms; Primary bedroom located on the upper level with walk-in closet
• Flooring: Carpet; Luxury vinyl; No-square-footage listed
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; High ceilings; Walk-in closets; Living/dining combo
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $235k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (5.3% below list).
• Recommended offer: $193k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 7.3% 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: 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 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).
• This rent runs 32% 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

• It's been on market 21 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 95% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,840 (17.9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-53,526
• Equity at exit: $35,038

10-year hold

• IRR: -19.2%
• Equity multiple: -0.02×
• Total profit: $-67,210
• Equity at exit: $20,318

Cash invested: $65,797 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$98
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$158
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-239

Break-even live

Break-even rent $2,527

Max offer price $192,840

Occupancy floor —

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: $58,748
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Townsford Ln Moncks Corner, SC	3.0	2.5	1386	$2,095	$1.51	2d	1	0.04mi
480 Colchester Ct Moncks Corner, SC	3.0	2.5	1386	$1,975	$1.42	14d	1	0.05mi
1226 State Road S-8-806 Unit Back Moncks Corner, SC	2.0	1.5	1250	$1,750	$1.40	23d	1	1.33mi

HOA detail

• Monthly dues: $158 · $1,896/yr

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   price $234,990
3. 2026-04-25
   price $239,990
4. 2026-04-10
   listed $249,990 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: $980 · $82/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$360/yr (+$30/mo · 36.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $26,701
• − Mortgage interest: −$13,163
• − Property taxes: −$980
• − Insurance: −$6,293
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − HOA: −$1,896
• − Depreciation: −$6,836
• Taxable loss: −$6,740
• Est. tax savings @ 24.0%: +$1,618
• After-tax cash flow: $-1,246/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

-6.0% since first listed

4 events — show timeline

• 2026-05-01 Pending — Charleston Trident MLS
• 2026-04-30 Price Changed $234,990 Charleston Trident MLS
• 2026-04-25 Price Changed $239,990 Charleston Trident MLS
• 2026-04-10 Listed $249,990 Charleston Trident MLS