64 Favor Rd · Camden, SC 29020

$170,000

4 bd · 2.0 ba · 1,380 sqft · Other · 47 Days on market

Built 1999 1.70 ac lot

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Why this score? — see what drove the C 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space, value, and the freedom to make a home your own? This one delivers. Welcome to this spacious 4-bedroom, 2-bath home nestled on 1.70 peaceful acres in Camden! With plenty of room to spread out both inside and out, this property offers the perfect blend of comfort, privacy, and opportunity. Several major updates have already been completed, including a brand new HVAC system installed in 2026, roof replaced in 2023, and new kitchen cabinets—giving you a strong head start and peace of mind on big-ticket items. Inside, you’ll find a generous layout ideal for everyday living, while outside features covered front and back patios, perfect for relaxing and enjoying the

Key facts

• New kitchen cabinets
• Roof replaced
• New hvac system

Tags

• NEW HVAC SYSTEM
• ROOF REPLACED
• NEW KITCHEN CABINETS
• COVERED FRONT AND BACK PATIOS

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-family home (1,380 heated square feet)
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Formica countertops; Painted cabinets; Laminate flooring in the kitchen
• Bedrooms: Master bedroom on the main level with double vanity, private bath and private closet; All other bedrooms located on the main level
• Flooring: Laminate floor in the kitchen
• Bathrooms: Two full bathrooms (including two main full baths)
• Heating & cooling: Central cooling; Electric heating
• Interior features: Formal living room on the main level; Dining room on the main level
• Laundry & utility: Main-level laundry in a heated space; Electric hookup for washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.8% in Camden — 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 61/100 on livability (#218 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Tree Hill Elementary (math 40% / reading 51%, grade D-, #221 of 597 statewide, top 37%, 501 students, 73% FRL); Camden High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 1,124 students, 71% FRL) — zoned schools average 72% FRL vs 49% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 231 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

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.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $63k; list at $170k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,100
• Equity at exit: $25,348

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $19,964
• Equity at exit: $14,698

Cash invested: $47,600 (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 29020

• Home prices YoY: -29.7%
• Active inventory: 231
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $322

Break-even live

Break-even rent $1,298

Max offer price $170,000

Occupancy floor 76%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 47 DOM
2. 2026-06-17
   days on market $170,000 Active 46 DOM
3. 2026-06-16
   days on market $170,000 Active 45 DOM
4. 2026-06-15
   days on market $170,000 Active 44 DOM
5. 2026-06-14
   days on market $170,000 Active 42 DOM
6. 2026-06-10
   days on market $170,000 Active 39 DOM
7. 2026-06-09
   days on market $170,000 Active 38 DOM
8. 2026-06-08
   days on market $170,000 Active 37 DOM
9. 2026-06-07
   days on market $170,000 Active 36 DOM
10. 2026-06-05
    days on market $170,000 Active 33 DOM
11. 2026-06-03
    days on market $170,000 Active 32 DOM
12. 2026-06-03
    days on market $170,000 Active 31 DOM
13. 2026-06-02
    days on market $170,000 Active 30 DOM
14. 2026-05-31
    days on market $170,000 Active 29 DOM
15. 2026-05-02
    listed $170,000 Active
16. 2025-08-18
    listed $120,000 Active
17. 2004-05-20
    soldstatus $63,000
18. 2002-07-19
    soldstatus $59,900

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$213/yr (+$18/mo · 28.2%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $20,467
• − Mortgage interest: −$9,523
• − Property taxes: −$756
• − Insurance: −$850
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$4,945
• Taxable income: $1,118
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $3,597/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Camden

• Score: 61/100
• State rank: #218
• US rank: #18355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,868

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.81%
• Current HPI: 227.0389
• 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

+183.8% since first listed

4 events — show timeline

• 2026-05-02 Listed $170,000 Consolidated MLS
• 2025-08-18 Listed $120,000 Consolidated MLS
• 2004-05-20 Sold (Public Records) $63,000 Public Records
• 2002-07-19 Sold (Public Records) $59,900 Public Records

Property tax history

+24.8%/yr

Latest (2025): $756 · +7.4% YoY. Source: county tax records.