719 Camelia St · North, SC 29112

$174,900

3 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 38 Days on market

Built 1979 0.43 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks

Welcome to your Next Home! This beautifully designed 3-bedroom, 2-bath residence offers 1,530 sqft of modern, open-concept living. The spacious living room flows seamlessly into the dining area and kitchen, creating the perfect layout for entertaining and everyday comfort. The kitchen features a clean, contemporary look with ample cabinet and counter space to meet all your needs. The private primary suite offers a relaxing retreat with its own full bathroom, while two additional bedrooms provide flexibility for family, guests, or a home office. Situated on a generous . 43-acre lot, you’ll enjoy plenty of outdoor space for gatherings, gardening, or simply unwinding. With its stylish de

Key facts

• Open concept living
• Expansive yard
• Ample cabinet space

Tags

• OPEN CONCEPT LIVING
• AMPLE CABINET SPACE
• EXPANSIVE YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (27.8% below list).
• Recommended offer: $126k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#280 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: amenities F, commute F, employment D-.
• Zoned schools: Dover Elementary (math 15%, 240 students, 100% FRL); North Middle/High (math 8%, 257 students, 100% FRL).
• Market conditions: 33 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,332 (27.8% 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 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $81,209
• Equity at exit: $157,564

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $250,264
• Equity at exit: $339,792

Cash invested: $48,972 (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 29112

• Home prices YoY: 11.7%
• Active inventory: 33
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-221

Break-even live

Break-even rent $1,543

Max offer price $135,871

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-171	+0% $-221	+5% $-270	+10% $-320
Rent	-10% $-321	-5% $-271	+0% $-221	+5% $-171	+10% $-121
Rate	-1.0pp $-133	-0.5pp $-176	base $-221	+0.5pp $-266	+1.0pp $-312

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-23
   status Pending
4. 2026-03-20
   status Active
5. 2026-03-14
   status Pending
6. 2026-03-02
   listed $174,900 Active

ⓘ 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: $2,747 · $229/mo
• Projected year-2 tax: $2,747 · $229/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,160
• − Mortgage interest: −$9,797
• − Property taxes: −$2,747
• − Insurance: −$874
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$5,088
• Taxable loss: −$5,772
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-1,266/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)

No district data.

Livability — North

• Score: 57/100
• State rank: #280
• US rank: #21976

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North, SC
• Population (ZIP): 3,718

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Black 45% Two or more races 3% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.57%
• Current HPI: 234.04
• Rent YoY: —
• Metro: —
• 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 events — show timeline

• 2026-04-24 Pending — Consolidated MLS
• 2026-04-01 Relisted — Consolidated MLS
• 2026-03-23 Pending — Consolidated MLS
• 2026-03-20 Relisted — Consolidated MLS
• 2026-03-14 Pending — Consolidated MLS
• 2026-03-02 Listed $174,900 Consolidated MLS

Property tax history

+22.4%/yr

Latest (2024): $2,747 · +15.4% YoY. Source: county tax records.