104 Brookwood Dr · Moncks Corner, SC 29461

$279,000

3 bd · 2.5 ba · 1,624 sqft · SingleFamily public records · 49 Days on market

Built 2004 7,405 sqft lot Est $289k · at est.

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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 +12.6/30.0
• ARV discount +9.1/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• HOA & community: Trash service available

Exterior

• Parking: 2-car garage
• Utilities: Public sewer; Utilities served by Moncks Corner and Santee Cooper
• Home design: Single-family detached home; Two stories; Fee simple ownership
• Construction: No additional structures
• Exterior features: Privacy wood fencing; Architectural roof

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom located on the upper level with ceiling fan, garden tub/shower, and walk-in closet
• Flooring: Carpet; Ceramic tile; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Smooth ceilings; Garden tub and shower; Walk-in closets; Ceiling fans; Eat-in kitchen; Family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-37 ($-449/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (22.6% below list).
• Recommended offer: $216k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 High (math 36% / reading 83%, grade C+, #110 of 196 statewide, top 58%, 1,776 students, 50% FRL) — zoned schools average 75% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 42% district-wide (+18 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); 642 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% 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 $8k 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 49 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $215,923 (22.6% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $289,072
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028 Limerick Dr	0.11mi	4/1.5 (+1)	1,618 (-0%)	24mo	$280,000	$173	65
1103 Pickett St	0.66mi	3/1.0	1,638 (+1%)	3mo	$164,500	$100	59
434 Rockville Road Rd	0.59mi	3/2.5	1,711 (+5%)	10mo	$304,900	$178	55
321 Abercom Place Dr	0.57mi	3/2.0	1,485 (-9%)	9mo	$370,000	$249	50
306 Fairlawn Dr	0.34mi	3/1.5	1,810 (+12%)	13mo	$318,000	$176	50
102 Tram St	0.68mi	3/2.0	1,680 (+3%)	18mo	$275,113	$164	46
1112 Dennis Blvd	0.61mi	3/2.0	1,705 (+5%)	21mo	$350,000	$205	43
486 Rockville Rd	0.52mi	4/2.5 (+1)	1,715 (+6%)	22mo	$320,000	$187	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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-48,171
• Equity at exit: $41,600

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-47,378
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-37

Break-even live

Break-even rent $2,207

Max offer price $272,396

Occupancy floor 97%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Eagleston Dr Moncks Corner, SC	3.0	2.0	1368	$2,000	$1.46	14d	1	0.06mi
215 Shannonwood Dr Moncks Corner, SC	3.0	2.0	1184	$1,579	$1.33	2d	1	0.29mi
391 State Road S-8-978 Moncks Corner, SC	1.0–3.0	1.0–2.0	1061	$1,626	$1.53	23d	1	0.32mi
121 Marigny St Moncks Corner, SC	3.0–4.0	2.5	1875	$2,230	$1.19	2d	9	0.37mi
151 Morning View Way Moncks Corner, SC	3.0	3.0	2209	$2,350	$1.06	23d	1	1.42mi

Listing history 36 events

1. 2026-06-18
   days on market $279,000 Active 49 DOM
2. 2026-06-17
   days on market $279,000 Active 48 DOM
3. 2026-06-16
   days on market $279,000 Active 47 DOM
4. 2026-06-15
   price $279,000 Active 46 DOM
5. 2026-06-15
   days on market $289,000 Active 46 DOM
6. 2026-06-13
   days on market $289,000 Active 44 DOM
7. 2026-06-13
   days on market $289,000 Active 43 DOM
8. 2026-06-10
   days on market $289,000 Active 41 DOM
9. 2026-06-09
   days on market $289,000 Active 40 DOM
10. 2026-06-08
    days on market $289,000 Active 39 DOM
11. 2026-06-07
    days on market $289,000 Active 38 DOM
12. 2026-06-05
    days on market $289,000 Active 35 DOM
13. 2026-06-03
    days on market $289,000 Active 34 DOM
14. 2026-06-03
    days on market $289,000 Active 33 DOM
15. 2026-06-01
    days on market $289,000 Active 32 DOM
16. 2026-05-31
    days on market $289,000 Active 31 DOM
17. 2026-05-19
    price $289,000
18. 2026-04-30
    listed $298,000 Active
19. 2021-10-20
    soldstatus $252,000
20. 2021-10-19
    soldstatus $252,000 Closed 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

21. 2021-09-14
    historical Active Contingent 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

22. 2021-09-09
    status Active 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

23. 2021-09-02
    historical Active Contingent 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

24. 2021-09-01
    status Active 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

25. 2021-08-24
    historical 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

26. 2021-08-17
    listed $258,600 Active 791-char remark

    Show marketing remark (791 chars)

    BACK ON THE MARKET,'' NO fault of the house'' Welcome to Inglewood Subdivision! Fantastic 3br/2.5 bath home located in the heart of Moncks Corner. This property is situated in a quiet neighborhood and is just minutes to local schools, shopping and doctor's offices. The main living area and dining room are of good size and the kitchen is spacious with plenty of cabinetry. All 3 bedrooms are located upstairs as well as a HUGE bonus room that could be a 4th Bedroom, as is the laundry room. The master bedroom has an ensuite full bathroom, walk in closet and ceiling fan. The 2 guest rooms are also of good size and share a full bathroom. For those hot summer days enjoy the Professionally installed 16X28 above ground pool in the privacy of your back yard. Brand new Roof 2020 and NO HOA.

27. 2015-02-06
    historical
28. 2015-02-06
    historical
29. 2010-11-01
    listed $150,000
30. 2008-07-28
    listed $165,000
31. 2005-03-14
    soldstatus $141,800
32. 2004-08-23
    soldstatus $135,695
33. 2004-08-17
    soldstatus $135,695
34. 2004-08-08
    listed $135,695
35. 2004-07-26
    historical
36. 2003-12-17
    listed $136,990

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $1,966 · $164/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 9/10 Extreme 7 d/yr ≥110°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: $25,911
• − Mortgage interest: −$15,628
• − Property taxes: −$1,966
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$8,116
• Taxable loss: −$5,341
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $833/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

+111.0% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $289,000 Charleston Trident MLS
• 2026-04-30 Listed $298,000 Charleston Trident MLS
• 2021-10-20 Sold (Public Records) $252,000 Public Records
• 2021-10-19 Sold (MLS) $252,000 Charleston Trident MLS
• 2021-09-14 Contingent — Charleston Trident MLS
• 2021-09-09 Relisted — Charleston Trident MLS
• 2021-09-02 Contingent — Charleston Trident MLS
• 2021-09-01 Relisted — Charleston Trident MLS
• 2021-08-24 Listing Removed — Charleston Trident MLS
• 2021-08-17 Listed $258,600 Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2015-02-06 Listing Removed — Charleston Trident MLS
• 2010-11-01 Listed $150,000 Charleston Trident MLS
• 2008-07-28 Listed $165,000 Charleston Trident MLS
• 2005-03-14 Sold (Public Records) $141,800 Public Records
• 2004-08-23 Sold (Public Records) $135,695 Public Records
• 2004-08-17 Sold (MLS) $135,695 Charleston Trident MLS
• 2004-08-08 Listed $135,695 Charleston Trident MLS
• 2004-07-26 Listing Removed — Charleston Trident MLS
• 2003-12-17 Listed $136,990 Charleston Trident MLS

Property tax history

+8.6%/yr

Latest (2025): $1,966 · +5.8% YoY. Source: county tax records.