106 Hardrick Dr · Moncks Corner, SC 29461

$150,000

4 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 4 Days on market

Built 1986 0.43 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4 bedroom 2 bath home is sold AS-IS without appliance and HVAC system!!!!!

Key facts

• 0.43 acre lot
• Built 1986
• Listed 3 days

Property features AI

Finance

• Financial info: Investor-friendly: vacant 3-bed, 2-bath sold as-is with renovation/rental/resale potential

Exterior

• Utilities: Public sewer; Electric service: Berkeley Electric Co-Op
• Home design: Single-family detached residence; One and one-half levels; Ground-level entry
• Construction: No additional structures
• Exterior features: Asphalt roof; Lot under 0.5 acre

Interior

• Bedrooms: 3 bedrooms; Primary bedroom on lower level
• Flooring: Laminate flooring; Vinyl flooring; Wood flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Cooling: Other; Heating: See remarks
• Interior features: Living/dining combo; Upstairs section provides additional living space and flexibility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 15.0% vs local median 4.2% 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: 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); 644 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $4k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.73% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.14%
• DSCR: 2.39
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $383,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Peachwood Ln	0.73mi	4/2.0	2,032 (+0%)	8mo	$412,400	$203	59
409 Peachwood Ln	0.68mi	4/2.0	2,032 (+0%)	14mo	$398,470	$196	56
380 Willows Crescent Dr	0.73mi	4/2.0	2,032 (+0%)	13mo	$419,900	$207	55
185 Morning View Way	0.71mi	4/2.5	2,174 (+7%)	6mo	$401,945	$185	48
378 Willows Crescent Dr	0.73mi	4/2.5	2,174 (+7%)	6mo	$401,945	$185	47
355 Willows Crescent Dr	0.63mi	4/2.5	2,203 (+9%)	11mo	$380,000	$172	46
376 Willows Crescent Dr	0.72mi	4/3.0	1,882 (-7%)	9mo	$440,085	$234	43
384 Willows Crescent Dr	0.74mi	4/2.5	2,174 (+7%)	12mo	$404,945	$186	42
193 Morning View Way	0.68mi	4/3.0	2,270 (+12%)	5mo	$429,900	$189	41
205 Camellia Dr	0.74mi	3/3.0 (-1)	1,973 (-3%)	14mo	$515,000	$261	40
306 Fairlawn Dr	0.64mi	3/1.5 (-1)	1,810 (-11%)	13mo	$318,000	$176	34
382 Willows Crescent Dr	0.74mi	4/3.0	2,270 (+12%)	12mo	$419,900	$185	32

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $44,497
• Equity at exit: $22,365

10-year hold

• IRR: 33.2%
• Equity multiple: 3.99×
• Total profit: $125,641
• Equity at exit: $12,969

Cash invested: $42,000 (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: 644
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,589 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $1,090

Break-even live

Break-even rent $1,209

Max offer price $150,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,175	-5% $1,132	+0% $1,090	+5% $1,047	+10% $1,005
Rent	-10% $885	-5% $988	+0% $1,090	+5% $1,192	+10% $1,294
Rate	-1.0pp $1,165	-0.5pp $1,128	base $1,090	+0.5pp $1,051	+1.0pp $1,011

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Morning View Way Moncks Corner, SC	3.0	3.0	2209	$2,350	$1.06	24d	1	0.79mi
255 Mitton Rd Moncks Corner, SC	3.0	2.0	1680	$2,200	$1.31	24d	1	0.97mi
121 Marigny St Moncks Corner, SC	3.0–4.0	2.5	1875	$2,435	$1.30	3d	9	1.14mi

Listing history 4 events

1. 2026-06-21
   remarks 79-char remark
2. 2026-06-21
   statusdays on market $150,000 Active Under Contract 4 DOM
3. 2026-06-18
   remarks 78-char remark
4. 2026-06-18
   listed $150,000 Active 1 DOM

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $31,067
• − Mortgage interest: −$8,402
• − Property taxes: −$1,275
• − Insurance: −$750
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − Depreciation: −$4,364
• Taxable income: $11,305
• Est. tax owed @ 24.0%: −$2,713
• After-tax cash flow: $10,365/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

1 event — show timeline

• 2026-06-17 Listed $150,000 Charleston Trident MLS

Property tax history

+9.3%/yr

Latest (2025): $1,275 · +5.9% YoY. Source: county tax records.