203 Brook Run Dr · Moncks Corner, SC 29461

$269,990

3 bd · 2.5 ba · 1,432 sqft · Townhouse · 233 Days on market

Built 2026 Good condition 7,405 sqft lot 1-car garage $189/sqft · 9% below area Est $296k · 9% under $175/mo HOA · 8% of rent ↓ 7% 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).

• ARV discount +11.5/15.0
• Cash flow +8.4/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prep dinner at the kitchen island while mingling with guests in the open-concept great room. Upstairs, the spacious primary suite features dual sinks and a walk-in closet. A convenient second-story laundry simplifies the chore.

Key facts

• $175 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (15.7% below list).
• Recommended offer: $228k (15.7% below list) — sets the bar for 1% rule.

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: Moncks Corner Elementary (math 27% / reading 26%, grade F, #435 of 597 statewide, top 73%, 597 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); 985 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 33% 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 233 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $60k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $227,708 (15.7% 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 233 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $295,995
• List price: $269,990
• Delta: -8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Brook Run Dr	0.00mi	3/2.5	1,646 (+15%)	1mo	$296,990	$180	74
602 Ravensridge Ln	0.84mi	3/2.5	1,501 (+5%)	4mo	$284,000	$189	53
451 Trotters	0.94mi	3/2.5	1,698 (+19%)	2mo	$265,000	$156	38
499 Trotters Ln	0.98mi	3/2.5	1,698 (+19%)	5mo	$294,000	$173	36
553 Trotters Ln	1.04mi	3/2.5	1,600 (+12%)	18mo	$297,000	$186	31
466 Trotters Ln	0.92mi	3/2.5	1,599 (+12%)	20mo	$293,000	$183	29
544 Trotters Ln #149	1.01mi	3/2.5	1,600 (+12%)	22mo	$300,990	$188	27
589 Trotters Ln #214	1.02mi	3/2.5	1,600 (+12%)	22mo	$300,990	$188	27
587 Trotters Ln #215	1.02mi	3/2.5	1,600 (+12%)	22mo	$305,990	$191	27
574 Trotters Ln #152	1.02mi	3/2.5	1,600 (+12%)	22mo	$309,990	$194	27
585 Trotters Ln #216	1.03mi	3/2.5	1,600 (+12%)	22mo	$302,990	$189	27
484 Trotters Ln	0.94mi	3/2.5	1,698 (+19%)	16mo	$299,000	$176	26

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-59,544
• Equity at exit: $40,256

10-year hold

• IRR: -17.9%
• Equity multiple: 0.03×
• Total profit: $-73,263
• Equity at exit: $23,344

Cash invested: $75,597 (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: 10 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $292,750 ($175/sqft)
• Median days on market: 96 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +18.3% above 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: 985
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$175
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-242

Break-even live

Break-even rent $2,583

Max offer price $234,980

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-149	+0% $-242	+5% $-335	+10% $-429
Rent	-10% $-422	-5% $-332	+0% $-242	+5% $-152	+10% $-62
Rate	-1.0pp $-106	-0.5pp $-173	base $-242	+0.5pp $-312	+1.0pp $-383

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: $67,498
• Closing costs: $8,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 McRoy St Moncks Corner, SC	4.0	2.5	1801	$2,199	$1.22	10d	1	0.74mi
216 Sarcoxie Rd Moncks Corner, SC	4.0	2.0	1763	$2,250	$1.28	110d	1	0.78mi
575 Wayton Cir Moncks Corner, SC	4.0	2.5	1848	$2,100	$1.14	133d	1	0.85mi
429 Eva St Moncks Corner, SC	4.0	2.5	1801	$2,250	$1.25	0d	1	0.87mi
429 Eva St Moncks Corner, SC	4.0	2.5	1801	$2,250	$1.25	152d	1	0.87mi
429 Eva St Moncks Corner, SC	4.0	2.5	1801	$2,250	$1.25	7d	1	0.87mi
760 Trotters LN #95 Moncks Corner, SC	3.0	2.5	1599	$1,995	$1.25	10d	1	0.87mi
510 Wayton Cir Moncks Corner, SC	4.0	2.0	1851	$2,176	$1.18	133d	1	0.87mi
432 Trotters Ln Moncks Corner, SC	3.0	2.5	1698	$2,000	$1.18	10d	1	0.88mi
440 Trotters Ln Moncks Corner, SC	3.0	2.5	1600	$2,000	$1.25	125d	1	0.88mi
419 Trotters Ln Moncks Corner, SC	3.0	2.5	1594	$2,350	$1.47	144d	1	0.89mi
534 Alderly Dr Moncks Corner, SC	3.0	2.5	1594	$2,900	$1.82	144d	1	0.90mi
100 Southern Vine St Moncks Corner, SC	2.0–3.0	2.0	1120	$2,245	$2.00	0d	11	0.92mi
624 Wayton Cir Moncks Corner, SC	3.0	2.0	1459	$2,061	$1.41	7d	1	0.93mi
500 Trotters Ln Moncks Corner, SC	3.0	2.5	1698	$2,150	$1.27	164d	1	0.93mi
506 Trotters Ln Moncks Corner, SC	3.0	2.5	1600	$1,895	$1.18	10d	1	0.94mi
495 Trotters Ln Moncks Corner, SC	3.0	2.5	1700	$2,200	$1.29	6d	1	0.95mi
609 Trotters Ln Moncks Corner, SC	3.0–4.0	2.5	1950	$1,999	$1.03	9d	17	0.97mi
101 Cypress Plantation Rd Moncks Corner, SC	1.0–2.0	1.0–2.0	900	$1,600	$1.78	10d	1	0.98mi
309 Old Stone Ct Moncks Corner, SC	3.0	2.5	1812	$2,272	$1.25	23d	1	1.01mi
220 Foxcroft Ln Moncks Corner, SC	3.0	2.5	1697	$2,195	$1.29	21d	1	1.03mi
220 Foxcroft Ln Moncks Corner, SC	3.0	2.5	1690	$2,095	$1.24	2d	1	1.03mi
246 Maywood Dr Moncks Corner, SC	3.0	2.5	1854	$2,300	$1.24	155d	1	1.19mi
243 Oglethorpe Cir Moncks Corner, SC	3.0	2.5	1612	$2,200	$1.36	116d	1	1.24mi
191 Orion Way Moncks Corner, SC	4.0	2.5	1801	$2,437	$1.35	2d	1	1.27mi
133 Tigers Den Ln Moncks Corner, SC	2.0	1.0	960	$2,000	$2.08	37d	1	1.30mi
210 Killarney Trl Moncks Corner, SC	3.0	2.5	1120	$1,900	$1.70	38d	1	1.31mi
131 Red Leaf Blvd Moncks Corner, SC	3.0	2.5	1830	$2,437	$1.33	116d	1	1.32mi

Property features AI

Finance

• HOA & community: HOA fee $198 monthly

Exterior

• Parking: 1-car garage with garage door openerTotal parking for 1 vehicle
• Utilities: Public sewerBerkeley Electric Co-opMoncks Corner utility serviceSantee Cooper
• Home design: Residential townhouseSingle family attachedTwo levelsNew construction
• Construction: Architectural roofFee simple ownership
• Exterior features: Rain guttersPond on property

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorENERGY STAR qualified appliancesKitchen islandEat-in kitchen
• Bedrooms: 3 bedroomsPrimary bedroom on upper level with walk-in closets
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioningElectric heatingHeat pump
• Interior features: Smooth ceilingsKitchen islandEat-in kitchenEntrance foyerGreat room
• Laundry & utility: Laundry roomWasher hookupElectric dryer hookupWasherDryer

Listing history 50 events

1. 2026-11-08
   days on market $269,990 Active 233 DOM
2. 2026-11-07
   days on market $269,990 Active 232 DOM
3. 2026-11-06
   days on market $269,990 Active 231 DOM
4. 2026-11-05
   days on market $269,990 Active 230 DOM
5. 2026-11-04
   pricedays on market $269,990 Active 229 DOM
6. 2026-11-02
   days on market $299,990 Active 227 DOM
7. 2026-11-01
   days on market $299,990 Active 226 DOM
8. 2026-11-01
   days on market $299,990 Active 225 DOM
9. 2026-10-30
   days on market $299,990 Active 224 DOM
10. 2026-10-29
    days on market $299,990 Active 223 DOM
11. 2026-10-28
    days on market $299,990 Active 222 DOM
12. 2026-10-27
    days on market $299,990 Active 221 DOM
13. 2026-10-26
    days on market $299,990 Active 220 DOM
14. 2026-10-26
    days on market $299,990 Active 219 DOM
15. 2026-10-24
    days on market $299,990 Active 218 DOM
16. 2026-10-23
    days on market $299,990 Active 217 DOM
17. 2026-10-22
    days on market $299,990 Active 216 DOM
18. 2026-10-21
    pricedays on market $299,990 Active 215 DOM
19. 2026-10-20
    days on market $309,990 Active 214 DOM
20. 2026-10-20
    remarks 699-char remark
21. 2026-10-20
    price $309,990 Active 213 DOM
22. 2026-10-19
    days on market $277,990 Active 213 DOM
23. 2026-10-18
    days on market $277,990 Active 212 DOM
24. 2026-10-17
    days on market $277,990 Active 211 DOM
25. 2026-10-16
    days on market $277,990 Active 210 DOM
26. 2026-10-15
    days on market $277,990 Active 209 DOM
27. 2026-10-14
    days on market $277,990 Active 208 DOM
28. 2026-10-13
    days on market $277,990 Active 207 DOM
29. 2026-10-12
    days on market $277,990 Active 206 DOM
30. 2026-10-11
    days on market $277,990 Active 205 DOM
31. 2026-10-10
    days on market $277,990 Active 204 DOM
32. 2026-10-09
    days on market $277,990 Active 203 DOM
33. 2026-10-08
    days on market $277,990 Active 202 DOM
34. 2026-10-07
    days on market $277,990 Active 201 DOM
35. 2026-10-06
    days on market $277,990 Active 200 DOM
36. 2026-10-05
    days on market $277,990 Active 199 DOM
37. 2026-10-04
    days on market $277,990 Active 198 DOM
38. 2026-10-04
    days on market $277,990 Active 197 DOM
39. 2026-10-02
    days on market $277,990 Active 196 DOM
40. 2026-10-01
    days on market $277,990 Active 195 DOM
41. 2026-09-30
    days on market $277,990 Active 194 DOM
42. 2026-09-29
    days on market $277,990 Active 193 DOM
43. 2026-09-28
    days on market $277,990 Active 192 DOM
44. 2026-09-27
    days on market $277,990 Active 191 DOM
45. 2026-09-25
    days on market $277,990 Active 189 DOM
46. 2026-09-24
    days on market $277,990 Active 188 DOM
47. 2026-09-23
    days on market $277,990 Active 187 DOM
48. 2026-09-22
    days on market $277,990 Active 186 DOM
49. 2026-09-21
    days on market $277,990 Active 185 DOM
50. 2026-09-19
    days on market $277,990 Active 183 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: $27,325
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$2,100
• − Depreciation: −$7,854
• Taxable loss: −$7,525
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $-1,097/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 · 12 photos

Good 80/100 None rehab

This move-in ready townhouse in Moncks Corner offers a good condition with modern amenities and a well-maintained exterior. Potential buyers and renters will appreciate the fresh paint and landscaping.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping front yard — Improves curb appeal ↑
• Rental Replace window treatments — Freshens look for tenants ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Moncks Corner Elementary F SC #435/597 Nat'l #29,439/41,679 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%
• 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

Property features AI

Finance

• HOA & community: HOA fee $198 monthly

Exterior

• Parking: 1-car garage with garage door openerTotal parking for 1 vehicle
• Utilities: Public sewerBerkeley Electric Co-opMoncks Corner utility serviceSantee Cooper
• Home design: Residential townhouseSingle family attachedTwo levelsNew construction
• Construction: Architectural roofFee simple ownership
• Exterior features: Rain guttersPond on property

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorENERGY STAR qualified appliancesKitchen islandEat-in kitchen
• Bedrooms: 3 bedroomsPrimary bedroom on upper level with walk-in closets
• Flooring: CarpetLuxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioningElectric heatingHeat pump
• Interior features: Smooth ceilingsKitchen islandEat-in kitchenEntrance foyerGreat room
• Laundry & utility: Laundry roomWasher hookupElectric dryer hookupWasherDryer

Price history

-6.9% since first listed

10 events — show timeline

• 2026-05-23 Price Changed $306,990 Zillow
• 2026-05-21 Price Changed $306,990 Charleston Trident MLS
• 2026-05-07 Price Changed $315,990 Zillow
• 2026-05-02 Price Changed $315,990 Charleston Trident MLS
• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-03-27 Price Changed $319,990 Charleston Trident MLS
• 2026-03-27 Price Changed $319,990 Zillow
• 2026-03-20 Listed $329,690 Charleston Trident MLS
• 2026-03-13 Listed $329,690 Zillow