1017 Golden Aspen Dr · Moncks Corner, SC 29461

$289,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 9 Days on market

Built 2005 7,840 sqft lot Est $320k · 10% under $19/mo HOA · 1% of rent

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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 +12.4/30.0
• ARV discount +11.9/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious, open, and designed for everyday living, this home in Oak Hill offers the layout buyers are looking for. The open-concept floor plan creates a seamless flow between the kitchen, dining, and living areas--perfect for entertaining or keeping everyone connected. The kitchen features modern finishes, ample cabinet space, and a large peninsula for gathering. Generous bedroom sizes, flexible living space, and plenty of natural light make this home both functional and inviting. Step outside to enjoy the backyard and patio with room to relax, play, or host friends and family. Located in the growing Oak Hill community in Moncks Corner, this home combines comfort, style, and convenience with

Key facts

• Backyard and patio
• Ample cabinet space
• Large peninsula

Tags

• OPEN CONCEPT FLOOR PLAN
• AMPLE CABINET SPACE
• LARGE PENINSULA
• BACKYARD AND PATIO
• GROWING OAK HILL COMMUNITY
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Located in Oak Hill Plantation subdivision; MLS area: Moncks Corner above Oakley Rd
• HOA & community: Annual association fee of $223

Exterior

• Parking: Attached 2-car garage; Off-street parking
• Utilities: Public sewer; BCW & SA service; Berkeley Electric Cooperative power
• Home design: Single-family detached home; Residential property; Ground-level entry; One story
• Exterior features: Level lot; Lot size between 0 and 0.5 acre; No other structures on property; Fee simple ownership

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Ground level entry; One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-47 ($-566/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (17.6% below list).
• Recommended offer: $238k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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); 644 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,242 (17.6% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $320,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Bradley Bend Dr	0.43mi	3/2.0	1,578 (+2%)	4mo	$293,815	$186	72
1090 Moss Grove Dr	0.46mi	3/2.0	1,540 (0%)	8mo	$323,500	$210	72
610 Silver Moss Dr	0.55mi	3/2.0	1,540 (0%)	4mo	$320,000	$208	71
408 Lakewind Dr	0.60mi	3/2.0	1,540 (0%)	1mo	$329,000	$214	71
307 Wilderland Ct	0.29mi	3/2.5	1,614 (+5%)	10mo	$304,000	$188	68
135 Tall Spruce Dr	0.25mi	4/2.0 (+1)	1,432 (-7%)	5mo	$230,000	$161	67
327 Blue Haw Dr	0.56mi	3/2.5	1,518 (-1%)	5mo	$374,260	$247	66
320 Bluebell Way	0.63mi	3/2.5	1,554 (+1%)	5mo	$333,540	$215	63
109 White Pine Ct	0.15mi	4/1.5 (+1)	1,329 (-14%)	7mo	$230,000	$173	58
121 Loblolly Dr	0.25mi	4/2.0 (+1)	1,331 (-14%)	7mo	$315,000	$237	55
108 Lakestone Rd	0.74mi	3/2.5	1,614 (+5%)	4mo	$305,000	$189	52
224 Lazy River Ln	0.70mi	3/2.5	1,620 (+5%)	8mo	$330,000	$204	50

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-50,389
• Equity at exit: $43,091

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-50,015
• Equity at exit: $24,987

Cash invested: $80,920 (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: 644
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$120
• HOA: −$19
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-47

Break-even live

Break-even rent $2,442

Max offer price $280,672

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $35	+0% $-47	+5% $-129	+10% $-211
Rent	-10% $-235	-5% $-141	+0% $-47	+5% $47	+10% $141
Rate	-1.0pp $98	-0.5pp $26	base $-47	+0.5pp $-122	+1.0pp $-198

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Emerald Isle Dr Moncks Corner, SC	3.0	2.5	1614	$2,149	$1.33	24d	1	0.42mi
174 Yarrow Way Moncks Corner, SC	3.0	2.5	1524	$2,000	$1.31	15d	1	0.68mi
204 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,400	$1.11	24d	1	0.75mi
214 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,495	$1.15	11d	1	0.77mi
214 Wild Strawberry Ln Moncks Corner, SC	4.0	2.5	2164	$2,495	$1.15	15d	1	0.77mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 7 events

1. 2026-06-21
   days on market $289,000 Active 9 DOM
2. 2026-06-18
   days on market $289,000 Active 6 DOM
3. 2026-06-17
   days on market $289,000 Active 5 DOM
4. 2026-06-16
   days on market $289,000 Active 4 DOM
5. 2026-06-15
   days on market $289,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $289,000 Active 1 DOM

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $3,292 · $274/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 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: $28,589
• − Mortgage interest: −$16,188
• − Property taxes: −$3,292
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − HOA: −$228
• − Depreciation: −$8,407
• Taxable loss: −$5,545
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $765/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

+72.5% since first listed

3 events — show timeline

• 2026-06-12 Listed $289,000 Charleston Trident MLS
• 2008-10-09 Listing Removed — Charleston Trident MLS
• 2007-11-13 Listed $167,500 Charleston Trident MLS

Property tax history

+14.5%/yr

Latest (2025): $3,292 · +2.8% YoY. Source: county tax records.