2608 Hidden Cove Dr · Moncks Corner, SC 29461

$159,999

3 bd · 2.0 ba · 1,112 sqft · Condo public records · 78 Days on market

Built 1988 $568/mo HOA · 27% 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 +9.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute & recently updated- second story, 3 bed + 2 bath condo! This condo features hardwood floors, granite countertops, stainless appliances, & a screened in back porch! Perfect for an investment property, first time home buyer, second home, or someone wanting to downsize and not have yard maintenance. This condo is located minutes to the cooper river, lake Moultrie, shopping, & dinning. Come check it out before its gone! HOA covers exterior maintenance, lawncare, water & sewer, and access to the pool. All info is provided to the best of the seller and listing agents knowledge. Please verify any pertinent information.

Key facts

• Community pool
• Granite countertops
• Hardwood floors

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE SCREENED-IN BACK PORCH
• COMMUNITY POOL
• MINUTES FROM COOPER RIVER

Property features AI

Finance

• HOA & community: HOA fee $568 per month

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Berkeley Electric Co-op service
• Home design: Single-family attached (condo); One level; Condo regime ownership
• Construction: No other structures reported
• Exterior features: Community pool; RV/boat storage; Community trash service; Lot size up to 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Ceiling fan(s) in the primary bedroom; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (11.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (11.8% below list) — sets the bar for cash-flow.

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 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); 642 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,110 (11.8% 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 78 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-32,789
• Equity at exit: $23,856

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-37,546
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$67
• HOA: −$568
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-107

Break-even live

Break-even rent $2,216

Max offer price $141,110

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-62	+0% $-107	+5% $-152	+10% $-197
Rent	-10% $-271	-5% $-189	+0% $-107	+5% $-25	+10% $57
Rate	-1.0pp $-26	-0.5pp $-66	base $-107	+0.5pp $-148	+1.0pp $-191

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Epson Plantation Dr Moncks Corner, SC	2.0	2.0	1217	$1,725	$1.42	25d	1	0.51mi
2000 Epson Plantation Dr Moncks Corner, SC	2.0	2.0	1217	$1,799	$1.48	16d	1	0.51mi
2000 Epson Plantation Dr Moncks Corner, SC	3.0	2.0	1370	$1,949	$1.42	13d	1	0.51mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: watersewerexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $159,999 Active 78 DOM
2. 2026-06-18
   days on market $159,999 Active 75 DOM
3. 2026-06-17
   days on market $159,999 Active 74 DOM
4. 2026-06-16
   days on market $159,999 Active 73 DOM
5. 2026-06-15
   days on market $159,999 Active 72 DOM
6. 2026-06-13
   days on market $159,999 Active 70 DOM
7. 2026-06-13
   days on market $159,999 Active 69 DOM
8. 2026-06-10
   days on market $159,999 Active 67 DOM
9. 2026-06-09
   days on market $159,999 Active 66 DOM
10. 2026-06-08
    days on market $159,999 Active 65 DOM
11. 2026-06-07
    days on market $159,999 Active 64 DOM
12. 2026-06-05
    days on market $159,999 Active 61 DOM
13. 2026-06-03
    days on market $159,999 Active 60 DOM
14. 2026-06-03
    days on market $159,999 Active 59 DOM
15. 2026-06-01
    days on market $159,999 Active 58 DOM
16. 2026-05-31
    days on market $159,999 Active 57 DOM
17. 2026-05-22
    price $159,999
18. 2026-05-12
    price $160,000
19. 2026-04-26
    price $168,000
20. 2026-04-14
    price $170,000
21. 2026-03-27
    listed $179,000 Active
22. 2026-03-24
    historical
23. 2026-03-20
    status Active
24. 2026-03-03
    historical Active Under Contract
25. 2026-02-24
    price $155,000
26. 2026-02-13
    status Active
27. 2026-02-13
    historical
28. 2026-01-23
    price $160,000
29. 2025-09-15
    status Active
30. 2025-09-13
    historical
31. 2025-08-25
    status Active
32. 2025-08-25
    price $179,500
33. 2025-08-12
    historical Active Under Contract
34. 2025-03-16
    listed $180,000 Active
35. 2023-03-01
    soldstatus $179,900 Closed 641-char remark

    Show marketing remark (641 chars)

    Cute & recently updated- second story, 3 bed + 2 bath condo! This condo features hardwood floors, granite countertops, stainless appliances, & a screened in back porch! Perfect for an investment property, first time home buyer, second home, or someone wanting to downsize and not have yard maintenance. This condo is located minutes to the cooper river, lake Moultrie, shopping, & dinning. Come check it out before its gone! HOA covers exterior maintenance, lawncare, water & sewer, and access to the pool. All info is provided to the best of the seller and listing agents knowledge. Please verify any pertinent information.

36. 2023-01-21
    historical Active Under Contract 641-char remark

    Show marketing remark (641 chars)

    Cute & recently updated- second story, 3 bed + 2 bath condo! This condo features hardwood floors, granite countertops, stainless appliances, & a screened in back porch! Perfect for an investment property, first time home buyer, second home, or someone wanting to downsize and not have yard maintenance. This condo is located minutes to the cooper river, lake Moultrie, shopping, & dinning. Come check it out before its gone! HOA covers exterior maintenance, lawncare, water & sewer, and access to the pool. All info is provided to the best of the seller and listing agents knowledge. Please verify any pertinent information.

37. 2023-01-19
    listed $179,900 Active 641-char remark

    Show marketing remark (641 chars)

    Cute & recently updated- second story, 3 bed + 2 bath condo! This condo features hardwood floors, granite countertops, stainless appliances, & a screened in back porch! Perfect for an investment property, first time home buyer, second home, or someone wanting to downsize and not have yard maintenance. This condo is located minutes to the cooper river, lake Moultrie, shopping, & dinning. Come check it out before its gone! HOA covers exterior maintenance, lawncare, water & sewer, and access to the pool. All info is provided to the best of the seller and listing agents knowledge. Please verify any pertinent information.

38. 2022-09-08
    soldstatus $100,000
39. 2007-06-07
    soldstatus $103,000
40. 2007-05-29
    soldstatus $103,000
41. 2006-06-27
    listed $109,000
42. 2001-07-18
    soldstatus $68,000
43. 1987-11-05
    soldstatus $65,900

ⓘ 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: $3,324 · $277/mo
• Projected year-2 tax: $3,324 · $277/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 2/10 Low
• 🌡 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: $24,969
• − Mortgage interest: −$8,962
• − Property taxes: −$3,324
• − Insurance: −$800
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$6,816
• − Depreciation: −$4,655
• Taxable loss: −$3,583
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $-423/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

+142.8% since first listed

27 events — show timeline

• 2026-05-22 Price Changed $159,999 Charleston Trident MLS
• 2026-05-12 Price Changed $160,000 Charleston Trident MLS
• 2026-04-26 Price Changed $168,000 Charleston Trident MLS
• 2026-04-14 Price Changed $170,000 Charleston Trident MLS
• 2026-03-27 Listed $179,000 Charleston Trident MLS
• 2026-03-24 Listing Removed — Charleston Trident MLS
• 2026-03-20 Relisted — Charleston Trident MLS
• 2026-03-03 Contingent — Charleston Trident MLS
• 2026-02-24 Price Changed $155,000 Charleston Trident MLS
• 2026-02-13 Relisted — Charleston Trident MLS
• 2026-02-13 Listing Removed — Charleston Trident MLS
• 2026-01-23 Price Changed $160,000 Charleston Trident MLS
• 2025-09-15 Relisted — Charleston Trident MLS
• 2025-09-13 Listing Removed — Charleston Trident MLS
• 2025-08-25 Relisted — Charleston Trident MLS
• 2025-08-25 Price Changed $179,500 Charleston Trident MLS
• 2025-08-12 Contingent — Charleston Trident MLS
• 2025-03-16 Listed $180,000 Charleston Trident MLS
• 2023-03-01 Sold (MLS) $179,900 Charleston Trident MLS
• 2023-01-21 Contingent — Charleston Trident MLS
• 2023-01-19 Listed $179,900 Charleston Trident MLS
• 2022-09-08 Sold (Public Records) $100,000 Public Records
• 2007-06-07 Sold (Public Records) $103,000 Public Records
• 2007-05-29 Sold (MLS) $103,000 Charleston Trident MLS
• 2006-06-27 Listed $109,000 Charleston Trident MLS
• 2001-07-18 Sold (Public Records) $68,000 Public Records
• 1987-11-05 Sold (Public Records) $65,900 Public Records

Property tax history

+19.7%/yr

Latest (2025): $3,324 · +2.6% YoY. Source: county tax records.