719 Camden Cir · DeBordieu Colony, SC 29585

$583,000

4 bd · 3.5 ba · 2,306 sqft · SingleFamily public records · 35 Days on market

Built 2004 0.28 ac lot Est $579k · at est. $230/mo HOA · 3% of rent ↓ 3% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.2/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the quintessential coastal lifestyle at 719 Camden Circle, located in the prestigious Allston Plantation community. This exceptional four-bedroom, 3.5-bath residence sits on an elevated lot outside of any flood zones, offering peace of mind just minutes from the pristine, white-sand beaches of Pawleys Island—one of the oldest and most beloved summer resorts on the East Coast. Whether you're interested in world-class golf, exploring the winding creeks of the Intracoastal Waterway, or indulging in the famous "Lowcountry" cuisine at local waterfront bistros, this home puts the best of the coast right at your doorstep. The home’s classic design is enhanced by ma

Key facts

• Front porch
• Unobstructed views
• Screened porch

Tags

• ELEVATED LOT
• MATURE LANDSCAPING
• COMMUNITY POND
• UNOBSTRUCTED VIEWS
• FRONT PORCH
• SCREENED PORCH

Property features AI

Finance

• Other: For sale; Pets allowed (owner only yes)
• HOA & community: Homeowners association with a monthly fee of $224; HOA covers common areas, internet, recreation facilities, and trash; Community amenities include clubhouse, tennis courts, and recreation area; Owner- and tenant-allowed golf carts and motorcycles (restrictions apply); Long-term rentals allowed; Pet restrictions in association

Exterior

• Parking: Attached two-car garage; Total parking for 4 vehicles
• Utilities: Public water; Sewer available; Electricity available; Cable available; Underground utilities
• Home design: Resale property; Waterfront lot with pond; Rectangular lot; Located outside city limits
• Construction: Vinyl siding; Wood frame construction; Slab foundation
• Exterior features: Sprinkler / irrigation system; Front porch; Rear porch; Screened porch; Patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Pantry; Breakfast bar; Breakfast area; Kitchen exhaust fan; Solid surface counters
• Bedrooms: Primary bedroom on main level; Bedroom on main level
• Flooring: Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom; Garden tub and separate shower in primary bath; Dual sinks
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Dual sinks; Fireplace; Garden tub / Roman tub; Main level primary bedroom; Split bedroom floorplan; Separate shower; Walk-in closets; Breakfast bar; Breakfast area; Entrance foyer; Solid surface counters; Unfurnished
• Laundry & utility: Washer hookup; Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $583k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $583k).
• Recommended offer: $566k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 392 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $163k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($566k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $565,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $578,806
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Wickham Ct	0.12mi	4/2.5	2,330 (+1%)	6mo	$585,000	$251	84
259 Barony Pl	0.09mi	3/2.5 (-1)	2,267 (-2%)	1mo	$475,000	$210	83
213 Barony Pl	0.10mi	4/3.5	2,560 (+11%)	6mo	$642,000	$251	72
174 Southgate Ct	0.40mi	4/3.0	2,222 (-4%)	3mo	$495,000	$223	71
78 Wicklow Way	0.40mi	5/3.0 (+1)	2,387 (+4%)	4mo	$700,000	$293	66
11 Hope Ln	0.74mi	4/3.5	2,392 (+4%)	4mo	$755,000	$316	56
360 Southgate Ct	0.41mi	3/2.5 (-1)	2,457 (+6%)	7mo	$590,000	$240	55
27 Red Tail Hawk Loop	0.70mi	3/2.0 (-1)	2,333 (+1%)	3mo	$652,500	$280	52
33 Hope Ln	0.72mi	3/2.5 (-1)	2,376 (+3%)	2mo	$755,000	$318	50
375 Old Ashley Loop	0.69mi	3/3.0 (-1)	2,089 (-9%)	7mo	$535,000	$256	40
117 Blackwood Trl	0.58mi	3/2.5 (-1)	2,567 (+11%)	7mo	$540,000	$210	39
142 Blackwood Trl	0.59mi	3/2.0 (-1)	1,962 (-15%)	5mo	$335,000	$171	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $73,567
• Equity at exit: $86,927

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $280,176
• Equity at exit: $50,407

Cash invested: $163,240 (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 29585

• Home prices YoY: -29.0%
• Active inventory: 392
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $7,999 medium
• Mortgage (P&I): −$3,057
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$243
• HOA: −$230
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $2,640

Break-even live

Break-even rent $4,657

Max offer price $583,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,970	-5% $2,805	+0% $2,640	+5% $2,475	+10% $2,310
Rent	-10% $2,008	-5% $2,324	+0% $2,640	+5% $2,956	+10% $3,272
Rate	-1.0pp $2,933	-0.5pp $2,788	base $2,640	+0.5pp $2,489	+1.0pp $2,335

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: $145,750
• Closing costs: $17,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Morven Ln Pawleys Island, SC	3.0	2.5	3118	$7,999	$2.57	24d	1	0.59mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $583,000 Active 35 DOM
2. 2026-06-18
   price $583,000 Active 34 DOM
3. 2026-06-17
   days on market $599,000 Active 34 DOM
4. 2026-06-16
   days on market $599,000 Active 33 DOM
5. 2026-06-15
   days on market $599,000 Active 32 DOM
6. 2026-06-14
   days on market $599,000 Active 30 DOM
7. 2026-06-10
   days on market $599,000 Active 27 DOM
8. 2026-06-09
   days on market $599,000 Active 26 DOM
9. 2026-06-08
   days on market $599,000 Active 25 DOM
10. 2026-06-07
    days on market $599,000 Active 24 DOM
11. 2026-06-03
    days on market $599,000 Active 20 DOM
12. 2026-06-02
    days on market $599,000 Active 19 DOM
13. 2026-06-01
    days on market $599,000 Active 18 DOM
14. 2026-05-31
    days on market $599,000 Active 17 DOM
15. 2026-05-30
    days on market $599,000 Active 16 DOM
16. 2026-05-20
    price $599,000
17. 2026-05-12
    listed $619,000 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: $1,790 · $149/mo
• Projected year-2 tax: $3,323 · $277/mo
• Expected delta: +$1,533/yr (+$128/mo · 85.7%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,988
• − Mortgage interest: −$32,657
• − Property taxes: −$1,790
• − Insurance: −$2,915
• − Repairs & maintenance: −$7,679
• − Management: −$7,679
• − HOA: −$2,760
• − Depreciation: −$16,960
• Taxable income: $23,548
• Est. tax owed @ 24.0%: −$5,652
• After-tax cash flow: $26,026/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — DeBordieu Colony

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 17,346

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.24%
• Current HPI: 211.3537
• 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

-3.2% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $599,000 CCAR
• 2026-05-12 Listed $619,000 CCAR

Property tax history

+4.8%/yr

Latest (2025): $1,790 · +4.6% YoY. Source: county tax records.