256 Oglethorpe Cir · Moncks Corner, SC 29461

$310,000

3 bd · 2.5 ba · 1,364 sqft · SingleFamily public records · 53 Days on market

Built 2014 5,662 sqft lot Est $330k · 6% under $28/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 +13.9/30.0
• ARV discount +10.2/15.0
• DSCR +4.2/10.0
• 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

This is a lovely 2 story home with tons of upgrades. Beautiful flooring, lovely interior painting, blinds, and great fenced in yard. Kitchen has 42' cabinets with stainless appiances complementing the wonderful flooring..plus recessed lights and a great pantry all make this a delightful gathering area for the cook and their admirers! Upstairs are 2 nice-sized spare bedroom with a guest bath. Master is also upstairs with master bath and walk-in closet. Home has been well taken care of and is move-in ready. Tenants' rights until 31August, so please be mindful of a 24 hours notice to view. What a great home! Don't miss this opportunity for a spectacular home in desirable Berkeley County...all at an unbelievable price. Make your appointment today!

Key facts

• 5,662 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Annual association fee of $330; Community amenities include a park and a pool

Exterior

• Parking: 1-car garage
• Utilities: Public sewer; Service from Berkeley County Water & Sewer Authority; Berkeley Electric Cooperative power
• Home design: Single-family detached home; Two levels
• Construction: Fiberglass roof
• Exterior features: Privacy fencing; Interior, level lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom located on the upper level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning; Heat pump and natural gas heating
• Interior features: Smooth ceilings; High ceilings; Walk-in closets; Eat-in kitchen; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $33 ($398/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (22.5% below list).
• Recommended offer: $240k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 642 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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

• It's been on market 53 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $175k; list at $310k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,107 (22.5% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $330,088
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Oglethorpe Cir	0.05mi	3/2.5	1,348 (-1%)	8mo	$330,000	$245	90
117 Orleans Ct	0.07mi	3/2.5	1,328 (-3%)	17mo	$305,000	$230	79
601 Wayton Cir	0.45mi	3/2.0	1,447 (+6%)	1mo	$315,000	$218	66
311 Old Stone Ct	0.35mi	3/2.0	1,440 (+6%)	14mo	$328,000	$228	61
556 Wayton Cir	0.62mi	3/2.0	1,339 (-2%)	6mo	$310,000	$232	61
545 Wayton Cir	0.57mi	3/2.0	1,339 (-2%)	10mo	$325,000	$243	60
223 Everwood Ct	0.26mi	3/2.0	1,550 (+14%)	4mo	$324,500	$209	60
534 Wayton Cir	0.55mi	3/2.0	1,343 (-2%)	16mo	$330,000	$246	56
551 Wayton Cir	0.59mi	3/2.0	1,343 (-2%)	19mo	$325,000	$242	52
224 Market Hall St	0.64mi	3/2.5	1,236 (-9%)	11mo	$315,000	$255	46
109 Charlesfort Way	0.57mi	3/2.0	1,236 (-9%)	14mo	$315,000	$255	44

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-48,812
• Equity at exit: $46,222

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-42,599
• Equity at exit: $26,803

Cash invested: $86,800 (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: $2,401 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$129
• HOA: −$28
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $33

Break-even live

Break-even rent $2,359

Max offer price $310,000

Occupancy floor 94%

Sensitivity live

Price	-10% $209	-5% $121	+0% $33	+5% $-55	+10% $-142
Rent	-10% $-157	-5% $-62	+0% $33	+5% $128	+10% $223
Rate	-1.0pp $189	-0.5pp $112	base $33	+0.5pp $-47	+1.0pp $-129

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Wayton Cir Moncks Corner, SC	4.0	2.0	1851	$2,291	$1.24	5d	1	0.44mi
575 Wayton Cir Moncks Corner, SC	4.0	2.5	1848	$2,200	$1.19	23d	1	0.58mi
246 Maywood Dr Moncks Corner, SC	3.0	2.5	1854	$2,300	$1.24	16d	1	1.13mi
705 McRoy St Moncks Corner, SC	4.0	2.5	1801	$2,399	$1.33	5d	1	1.22mi
429 Eva St Moncks Corner, SC	4.0	2.5	1801	$2,250	$1.25	13d	1	1.24mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 26 events

1. 2026-06-21
   days on market $310,000 Active 53 DOM
2. 2026-06-18
   days on market $310,000 Active 50 DOM
3. 2026-06-17
   days on market $310,000 Active 49 DOM
4. 2026-06-16
   days on market $310,000 Active 48 DOM
5. 2026-06-15
   days on market $310,000 Active 47 DOM
6. 2026-06-13
   days on market $310,000 Active 45 DOM
7. 2026-06-13
   days on market $310,000 Active 44 DOM
8. 2026-06-10
   days on market $310,000 Active 42 DOM
9. 2026-06-09
   days on market $310,000 Active 41 DOM
10. 2026-06-08
    days on market $310,000 Active 40 DOM
11. 2026-06-07
    days on market $310,000 Active 39 DOM
12. 2026-06-05
    days on market $310,000 Active 36 DOM
13. 2026-06-03
    days on market $310,000 Active 35 DOM
14. 2026-06-03
    days on market $310,000 Active 34 DOM
15. 2026-06-01
    days on market $310,000 Active 33 DOM
16. 2026-05-31
    days on market $310,000 Active 32 DOM
17. 2026-04-29
    listed $310,000 Active
18. 2017-11-01
    soldstatus $175,000
19. 2017-10-27
    soldstatus $175,000 Closed 758-char remark

    Show marketing remark (758 chars)

    This is a lovely 2 story home with tons of upgrades. Beautiful flooring, lovely interior painting, blinds, and great fenced in yard. Kitchen has 42' cabinets with stainless appiances complementing the wonderful flooring..plus recessed lights and a great pantry all make this a delightful gathering area for the cook and their admirers! Upstairs are 2 nice-sized spare bedroom with a guest bath. Master is also upstairs with master bath and walk-in closet. Home has been well taken care of and is move-in ready. Tenants' rights until 31August, so please be mindful of a 24 hours notice to view. What a great home! Don't miss this opportunity for a spectacular home in desirable Berkeley County...all at an unbelievable price. Make your appointment today!

20. 2017-09-26
    historical Active Contingent 758-char remark

    Show marketing remark (758 chars)

    This is a lovely 2 story home with tons of upgrades. Beautiful flooring, lovely interior painting, blinds, and great fenced in yard. Kitchen has 42' cabinets with stainless appiances complementing the wonderful flooring..plus recessed lights and a great pantry all make this a delightful gathering area for the cook and their admirers! Upstairs are 2 nice-sized spare bedroom with a guest bath. Master is also upstairs with master bath and walk-in closet. Home has been well taken care of and is move-in ready. Tenants' rights until 31August, so please be mindful of a 24 hours notice to view. What a great home! Don't miss this opportunity for a spectacular home in desirable Berkeley County...all at an unbelievable price. Make your appointment today!

21. 2017-08-21
    listed $178,250 Active 758-char remark

    Show marketing remark (758 chars)

    This is a lovely 2 story home with tons of upgrades. Beautiful flooring, lovely interior painting, blinds, and great fenced in yard. Kitchen has 42' cabinets with stainless appiances complementing the wonderful flooring..plus recessed lights and a great pantry all make this a delightful gathering area for the cook and their admirers! Upstairs are 2 nice-sized spare bedroom with a guest bath. Master is also upstairs with master bath and walk-in closet. Home has been well taken care of and is move-in ready. Tenants' rights until 31August, so please be mindful of a 24 hours notice to view. What a great home! Don't miss this opportunity for a spectacular home in desirable Berkeley County...all at an unbelievable price. Make your appointment today!

22. 2016-08-08
    historical
23. 2016-07-22
    listed $174,900 Active
24. 2014-06-12
    soldstatus $156,131
25. 2014-01-07
    listed $156,131
26. 2013-09-04
    soldstatus $800,000

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$797/yr (+$66/mo · 82.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $28,813
• − Mortgage interest: −$17,365
• − Property taxes: −$970
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − HOA: −$336
• − Depreciation: −$9,018
• Taxable loss: −$5,037
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $1,606/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

• 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

-61.3% since first listed

10 events — show timeline

• 2026-04-29 Listed $310,000 Charleston Trident MLS
• 2017-11-01 Sold (Public Records) $175,000 Public Records
• 2017-10-27 Sold (MLS) $175,000 Charleston Trident MLS
• 2017-09-26 Contingent — Charleston Trident MLS
• 2017-08-21 Listed $178,250 Charleston Trident MLS
• 2016-08-08 Listing Removed — Charleston Trident MLS
• 2016-07-22 Listed $174,900 Charleston Trident MLS
• 2014-06-12 Sold (MLS) $156,131 Charleston Trident MLS
• 2014-01-07 Listed $156,131 Charleston Trident MLS
• 2013-09-04 Sold (Public Records) $800,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $970 · +4.8% YoY. Source: county tax records.