456 Colchester Ct #1 · Moncks Corner, SC 29461

$239,990

3 bd · 2.0 ba · 1,386 sqft · Townhouse · 13 Days on market

Built 2026 Excellent condition $173/sqft · 10% below area Est $267k · 10% 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 +15.0/30.0
• ARV discount +12.0/15.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• 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 $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (8.6% below list).
• Recommended offer: $189k (21.3% below list) — sets the bar for cash-flow.
• Cap rate 6.7% 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: 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); 872 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,924 (21.3% 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. 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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $266,985
• List price: $239,990
• Delta: -10.11%
• 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
527 Townsford Ln	0.02mi	3/2.5	1,386 (0%)	2mo	$280,300	$202	96
496 Colchester Ct	0.06mi	3/2.5	1,386 (0%)	1mo	$269,795	$195	94
522 Townsford Ln	0.04mi	3/2.5	1,386 (0%)	3mo	$248,000	$179	94
526 Townsford Ln	0.04mi	3/2.5	1,386 (0%)	3mo	$272,450	$197	94
515 Townsford Ln	0.05mi	3/2.5	1,386 (0%)	3mo	$247,109	$178	93
403 Colchester Ct	0.09mi	3/2.5	1,386 (0%)	3mo	$264,990	$191	91
517 Townsford Ln	0.04mi	2/2.5 (-1)	1,386 (0%)	1mo	$249,120	$180	90
204 Halstead Dr	0.10mi	3/2.5	1,422 (+3%)	0mo	$282,784	$199	89
196 Halstead Dr	0.09mi	3/2.5	1,422 (+3%)	1mo	$267,000	$188	88
524 Townsford Ln	0.05mi	2/2.5 (-1)	1,386 (0%)	3mo	$236,000	$170	88
206 Halstead Dr	0.10mi	3/2.5	1,422 (+3%)	1mo	$273,140	$192	88
200 Halstead Dr	0.09mi	2/2.5 (-1)	1,422 (+3%)	1mo	$257,300	$181	84

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-61,576
• Equity at exit: $35,783

10-year hold

• IRR: -25.8%
• Equity multiple: -0.24×
• Total profit: $-83,430
• Equity at exit: $20,750

Cash invested: $67,197 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 31 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $260,090 ($187/sqft)
• Median days on market: 21 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +3.0% 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: 872
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-353

Break-even live

Break-even rent $2,639

Max offer price $188,924

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-270	+0% $-353	+5% $-436	+10% $-519
Rent	-10% $-526	-5% $-440	+0% $-353	+5% $-266	+10% $-180
Rate	-1.0pp $-232	-0.5pp $-292	base $-353	+0.5pp $-415	+1.0pp $-478

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: $59,998
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
480 Colchester Ct Moncks Corner, SC	3.0	2.5	1386	$1,975	$1.42	85d	1	0.07mi
502 Townsford Ln Moncks Corner, SC	3.0	2.5	1386	$1,995	$1.44	85d	1	0.12mi
1104 Langdoc St Moncks Corner, SC	3.0	2.0	1100	$1,900	$1.73	9d	1	0.87mi
1210 O T Wallace Blvd Moncks Corner, SC	3.0	2.5	1690	$2,195	$1.30	77d	1	1.24mi
1226 State Road S-8-806 Unit Back Moncks Corner, SC	2.0	1.5	1250	$1,750	$1.40	119d	1	1.31mi

Listing history 10 events

1. 2026-06-25
   days on market $239,990 Active 13 DOM
2. 2026-06-23
   days on market $239,990 Active 11 DOM
3. 2026-06-21
   days on market $239,990 Active 10 DOM
4. 2026-06-18
   days on market $239,990 Active 7 DOM
5. 2026-06-17
   days on market $239,990 Active 6 DOM
6. 2026-06-16
   days on market $239,990 Active 5 DOM
7. 2026-06-15
   days on market $239,990 Active 4 DOM
8. 2026-06-13
   days on market $239,990 Active 2 DOM
9. 2026-06-13
   remarks 500-char remark
10. 2026-06-13
    listed $239,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $26,311
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$6,318
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$6,982
• Taxable loss: −$8,242
• Est. tax savings @ 24.0%: +$1,978
• After-tax cash flow: $-2,257/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property. ↑

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

• Census place: Moncks Corner, SC
• 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