203 Brook Run Dr · Moncks Corner, SC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +10.3/15.0
- Cash flow +8.2/30.0
- 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 +2.2/10.0
- Appreciation +0.0/10.0
$277,990
203 Brook Run Dr · Moncks Corner, SC 29461
3 bd · 2.5 ba · 1,432 sqft · Townhouse
· 188 Days on market
Built 2026
7,405 sqft lot
1-car garage
$194/sqft
· 6% below area
Est $297k · 6% under
$175/mo HOA · 8% of rent
↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $278k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $241k (13.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (16.3% below list).
- Recommended offer: $233k (16.3% 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); 872 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 80d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 188 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts; this cycle's ask has dropped $52k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer
$232,594
(16.3% below list)
Questions for the listing agent
- 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?
- It's been on market 188 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 5.18%
- Cash-on-cash
- -3.99%
- DSCR
- 0.82
- GRM
- 10.0
CMA / ARV
- ARV (median comp)
- $296,525
- List price
- $277,990
- Delta
- -6.25%
- 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 |
|---|---|---|---|---|---|---|---|
| 602 Ravensridge Ln | 0.84mi | 3/2.5 | 1,501 (+5%) | 3mo | $284,000 | $189 | 54 |
| 451 Trotters | 0.94mi | 3/2.5 | 1,698 (+19%) | 0mo | $265,000 | $156 | 40 |
| 499 Trotters Ln | 0.98mi | 3/2.5 | 1,698 (+19%) | 4mo | $294,000 | $173 | 37 |
| 553 Trotters Ln | 1.04mi | 3/2.5 | 1,600 (+12%) | 16mo | $297,000 | $186 | 32 |
| 466 Trotters Ln | 0.92mi | 3/2.5 | 1,599 (+12%) | 19mo | $293,000 | $183 | 30 |
| 544 Trotters Ln #149 | 1.01mi | 3/2.5 | 1,600 (+12%) | 21mo | $300,990 | $188 | 28 |
| 589 Trotters Ln #214 | 1.02mi | 3/2.5 | 1,600 (+12%) | 21mo | $300,990 | $188 | 28 |
| 585 Trotters Ln #216 | 1.03mi | 3/2.5 | 1,600 (+12%) | 21mo | $302,990 | $189 | 28 |
| 583 Trotters Ln #217 | 1.03mi | 3/2.5 | 1,600 (+12%) | 21mo | $313,990 | $196 | 28 |
| 574 Trotters Ln #152 | 1.02mi | 3/2.5 | 1,600 (+12%) | 21mo | $309,990 | $194 | 28 |
| 587 Trotters Ln #215 | 1.02mi | 3/2.5 | 1,600 (+12%) | 21mo | $305,990 | $191 | 28 |
| 484 Trotters Ln | 0.94mi | 3/2.5 | 1,698 (+19%) | 15mo | $299,000 | $176 | 28 |
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
- -23.2%
- Equity multiple
- 0.20×
- Total profit
- $-61,913
- Equity at exit
- $41,449
10-year hold
- IRR
- -18.4%
- Equity multiple
- 0.01×
- Total profit
- $-76,738
- Equity at exit
- $24,035
Cash invested: $77,837 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 11 active · 4 under contract
- Months of supply
- 16.5 mo (6%/mo absorbed)
- Median asking
- $294,500 ($177/sqft)
- Median days on market
- 106 d
- This list price
- 27% of active listings are priced below it
- ARV vs active asking
- +17.2% 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
- 872
- Price-to-rent
- 10.0×
Monthly cashflow live
↻
- Estimated rent
- $2,326 high interval (Pro) →
- Mortgage (P&I)
- −$1,458
- Tax est. 1.5%
- −$347 /mo · $4,170/yr
- Insurance
- −$116
- HOA
- −$175
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$488
- Net cashflow
- $-259
Break-even live
Break-even rent
$2,653
Max offer price
$240,565
Occupancy floor
—
Sensitivity live
| Price | -10% $-67 | -5% $-163 | +0% $-259 | +5% $-355 | +10% $-451 |
|---|---|---|---|---|---|
| Rent | -10% $-442 | -5% $-351 | +0% $-259 | +5% $-167 | +10% $-75 |
| Rate | -1.0pp $-119 | -0.5pp $-188 | base $-259 | +0.5pp $-331 | +1.0pp $-404 |
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
- $69,498
- Closing costs
- $8,340
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 18 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 705 McRoy St Moncks Corner, SC | 4.0 | 2.5 | 1801 | $2,249 | $1.25 | 80d | 1 | 0.74mi |
| 216 Sarcoxie Rd Moncks Corner, SC | 4.0 | 2.0 | 1763 | $2,250 | $1.28 | 65d | 1 | 0.78mi |
| 575 Wayton Cir Moncks Corner, SC | 4.0 | 2.5 | 1848 | $2,100 | $1.14 | 87d | 1 | 0.85mi |
| 429 Eva St Moncks Corner, SC | 4.0 | 2.5 | 1801 | $2,250 | $1.25 | 107d | 1 | 0.87mi |
| 510 Wayton Cir Moncks Corner, SC | 4.0 | 2.0 | 1851 | $2,176 | $1.18 | 87d | 1 | 0.87mi |
| 432 Trotters Ln Moncks Corner, SC | 3.0 | 2.5 | 1698 | $2,200 | $1.30 | 0d | 1 | 0.88mi |
| 440 Trotters Ln Moncks Corner, SC | 3.0 | 2.5 | 1600 | $2,000 | $1.25 | 80d | 1 | 0.88mi |
| 419 Trotters Ln Moncks Corner, SC | 3.0 | 2.5 | 1594 | $2,350 | $1.47 | 99d | 1 | 0.89mi |
| 534 Alderly Dr Moncks Corner, SC | 3.0 | 2.5 | 1594 | $2,900 | $1.82 | 99d | 1 | 0.90mi |
| 100 Southern Vine St Moncks Corner, SC | 1.0–3.0 | 1.0–2.0 | 982 | $2,165 | $2.20 | 4d | 19 | 0.92mi |
| 500 Trotters Ln Moncks Corner, SC | 3.0 | 2.5 | 1698 | $2,150 | $1.27 | 119d | 1 | 0.93mi |
| 506 Trotters Ln Moncks Corner, SC | 3.0 | 2.5 | 1600 | $2,195 | $1.37 | 9d | 1 | 0.94mi |
| 101 Cypress Plantation Rd Moncks Corner, SC | 1.0–2.0 | 1.0–2.0 | 900 | $1,600 | $1.78 | 2d | 1 | 0.98mi |
| 309 Old Stone Ct Moncks Corner, SC | 3.0 | 2.5 | 1812 | $2,275 | $1.26 | 7d | 1 | 1.01mi |
| 246 Maywood Dr Moncks Corner, SC | 3.0 | 2.5 | 1854 | $2,300 | $1.24 | 110d | 1 | 1.19mi |
| 243 Oglethorpe Cir Moncks Corner, SC | 3.0 | 2.5 | 1612 | $2,200 | $1.36 | 71d | 1 | 1.24mi |
| 191 Orion Way Moncks Corner, SC | 4.0 | 2.5 | 1801 | $2,280 | $1.27 | 9d | 1 | 1.27mi |
| 131 Red Leaf Blvd Moncks Corner, SC | 3.0 | 2.5 | 1830 | $2,437 | $1.33 | 71d | 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
-
2026-09-24days on market $277,990 Active 188 DOM
-
2026-09-23days on market $277,990 Active 187 DOM
-
2026-09-22days on market $277,990 Active 186 DOM
-
2026-09-21days on market $277,990 Active 185 DOM
-
2026-09-19days on market $277,990 Active 183 DOM
-
2026-09-18days on market $277,990 Active 182 DOM
-
2026-09-17days on market $277,990 Active 181 DOM
-
2026-09-16days on market $277,990 Active 180 DOM
-
2026-09-15days on market $277,990 Active 179 DOM
-
2026-09-14days on market $277,990 Active 178 DOM
-
2026-09-13days on market $277,990 Active 177 DOM
-
2026-09-12days on market $277,990 Active 176 DOM
-
2026-09-11days on market $277,990 Active 175 DOM
-
2026-09-05days on market $277,990 Active 169 DOM
-
2026-09-04days on market $277,990 Active 168 DOM
-
2026-09-03pricedays on market $277,990 Active 167 DOM
-
2026-08-31days on market $294,990 Active 164 DOM
-
2026-08-30days on market $294,990 Active 163 DOM
-
2026-08-29days on market $294,990 Active 162 DOM
-
2026-08-28days on market $294,990 Active 161 DOM
-
2026-08-27days on market $294,990 Active 160 DOM
-
2026-08-25days on market $294,990 Active 158 DOM
-
2026-08-24days on market $294,990 Active 157 DOM
-
2026-08-23days on market $294,990 Active 156 DOM
-
2026-08-22days on market $294,990 Active 155 DOM
-
2026-08-21days on market $294,990 Active 154 DOM
-
2026-08-20days on market $294,990 Active 153 DOM
-
2026-08-19days on market $294,990 Active 152 DOM
-
2026-08-18days on market $294,990 Active 151 DOM
-
2026-08-17days on market $294,990 Active 150 DOM
-
2026-08-16days on market $294,990 Active 149 DOM
-
2026-08-15days on market $294,990 Active 148 DOM
-
2026-08-14days on market $294,990 Active 147 DOM
-
2026-08-13days on market $294,990 Active 146 DOM
-
2026-08-12days on market $294,990 Active 145 DOM
-
2026-08-11days on market $294,990 Active 144 DOM
-
2026-08-10days on market $294,990 Active 143 DOM
-
2026-08-09days on market $294,990 Active 142 DOM
-
2026-08-08days on market $294,990 Active 141 DOM
-
2026-08-07days on market $294,990 Active 140 DOM
-
2026-08-06days on market $294,990 Active 139 DOM
-
2026-08-05days on market $294,990 Active 138 DOM
-
2026-08-04days on market $294,990 Active 137 DOM
-
2026-08-03days on market $294,990 Active 136 DOM
-
2026-08-01days on market $294,990 Active 133 DOM
-
2026-07-30days on market $294,990 Active 132 DOM
-
2026-07-30days on market $294,990 Active 131 DOM
-
2026-07-28days on market $294,990 Active 130 DOM
-
2026-07-26days on market $294,990 Active 128 DOM
-
2026-07-25days on market $294,990 Active 127 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $27,911
- − Mortgage interest
- −$15,572
- − Property taxes
- −$4,170
- − Insurance
- −$1,390
- − Repairs & maintenance
- −$2,233
- − Management
- −$2,233
- − HOA
- −$2,100
- − Depreciation
- −$8,087
- Taxable loss
- −$7,873
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,890
- After-tax cash flow
- $-1,214/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
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
- Severe rent burden
- 10% of renters
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
-6.9% since first listed10 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
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…