486 Allston Plantation Camden Cir · DeBordieu Colony, SC 29585

$569,000

3 bd · 2.5 ba · 2,461 sqft · SingleFamily public records · 119 Days on market

Built 2006 0.33 ac lot Est $591k · at est. $224/mo HOA · 3% of rent ↓ 3% since listing

---

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 +9.1/10.0
• ARV discount +9.1/15.0
• 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

Welcome to Allston Plantation, where thoughtful design, comfort, and Lowcountry living come together. This inviting single-story home offers a spacious layout with four bedrooms and two-and-a-half baths, complemented by excellent storage throughout. An oversized garage with built-in stairs provides easy access to attic storage ideal for keeping everything organized. A short walk away, the community clubhouse serves as the heart of the neighborhood, featuring a resort-style pool with lap lanes, hot tub, Har-Tru clay tennis court, fitness center, bocce ball court, community playground, and a picnic area with grills. The clubhouse is available by reservation and includes a kitchen, along with

Key facts

• Fitness center
• Community clubhouse
• Resort style pool

Tags

• OVERSIZED GARAGE
• COMMUNITY CLUBHOUSE
• RESORT STYLE POOL
• HAR TRU CLAY TENNIS COURT
• FITNESS CENTER
• BOCCE BALL COURT

Property features AI

Finance

• Other: For sale; Pets: owner only and yes (per listing)
• HOA & community: Homeowners association with $224 monthly fee; HOA covers management, common areas, internet, legal/accounting, pool(s), recreation facilities; Association amenities include clubhouse, golf cart allowance (owner & tenant), pet restrictions, tennis courts, motorcycle allowance for tenants

Exterior

• Parking: Attached garage; 2-car garage with garage door opener; Total of 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Cable available
• Home design: Resale property; Canterbury model by Centex
• Construction: Vinyl siding; Slab foundation
• Exterior features: Patio; Sprinkler/Irrigation; Outdoor community pool; Community amenities: clubhouse, tennis courts, recreation area, pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Pantry; Breakfast bar; Breakfast area; Kitchen island
• Bedrooms: Primary bedroom on main level; Bedroom 1 (first level) — 13x11; Bedroom 2 (first level) — 11x11; Bedroom 3 (first level) — 11x11; Additional large room with vaulted ceiling and walk-in closet — 23x13
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath with jetted tub and separate shower; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Window treatments; Ceiling fans; Vaulted ceilings; Dual sinks; Jetted tub; Separate shower; Main level primary bedroom; Sitting area in primary; Walk-in closets; Breakfast area; Breakfast bar; Kitchen island; Entrance foyer; Carolina room; Utility room
• Laundry & utility: Washer hookup; Dryer (listed among appliances); Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $569k).
• Recommended offer: $518k (9.0% 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 $159k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($518k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $517,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $590,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Barony Pl	0.23mi	3/2.5	2,267 (-8%)	1mo	$475,000	$210	75
190 Barony Pl	0.31mi	4/2.5 (+1)	2,410 (-2%)	8mo	$600,000	$249	70
360 Southgate Ct	0.54mi	3/2.5	2,457 (-0%)	7mo	$590,000	$240	69
141 Wickham Ct	0.30mi	4/2.5 (+1)	2,330 (-5%)	5mo	$585,000	$251	68
213 Barony Pl	0.27mi	4/3.5 (+1)	2,560 (+4%)	6mo	$642,000	$251	67
33 Hope Ln	0.62mi	3/2.5	2,376 (-4%)	2mo	$755,000	$318	63
117 Blackwood Trl	0.68mi	3/2.5	2,567 (+4%)	7mo	$540,000	$210	55
199 Southgate Ct	0.45mi	4/3.0 (+1)	2,696 (+10%)	2mo	$555,000	$206	55
11 Hope Ln	0.65mi	4/3.5 (+1)	2,392 (-3%)	4mo	$755,000	$316	53
174 Southgate Ct	0.47mi	4/3.0 (+1)	2,222 (-10%)	3mo	$495,000	$223	53
141 Southgate Ct	0.41mi	4/3.0 (+1)	2,696 (+10%)	9mo	$490,000	$182	50
306 Southgate Ct	0.53mi	4/3.0 (+1)	2,237 (-9%)	9mo	$475,000	$212	45

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $81,955
• Equity at exit: $84,840

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $295,361
• Equity at exit: $49,197

Cash invested: $159,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $7,999 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$237
• HOA: −$224
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $2,736

Break-even live

Break-even rent $4,536

Max offer price $569,000

Occupancy floor 61%

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: $142,250
• Closing costs: $17,070
• 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	23d	1	0.48mi

HOA detail

• Monthly dues: $224 · $2,688/yr
• Likely covers: poolgym

Listing history 9 events

1. 2026-06-07
   statusdays on market $569,000 Pending 119 DOM
2. 2026-06-03
   days on market $569,000 Active 117 DOM
3. 2026-06-02
   days on market $569,000 Active 116 DOM
4. 2026-06-01
   days on market $569,000 Active 115 DOM
5. 2026-05-31
   days on market $569,000 Active 114 DOM
6. 2026-05-30
   days on market $569,000 Active 113 DOM
7. 2026-04-27
   price $569,000
8. 2026-02-05
   listed $599,000 Active
9. 2004-04-23
   soldstatus $584,852

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $3,243 · $270/mo
• Expected delta: +$1,583/yr (+$132/mo · 95.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% 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: −$31,873
• − Property taxes: −$1,660
• − Insurance: −$2,845
• − Repairs & maintenance: −$7,679
• − Management: −$7,679
• − HOA: −$2,688
• − Depreciation: −$16,553
• Taxable income: $25,011
• Est. tax owed @ 24.0%: −$6,003
• After-tax cash flow: $26,828/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

-2.7% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $569,000 CCAR
• 2026-02-05 Listed $599,000 CCAR
• 2004-04-23 Sold (Public Records) $584,852 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,660 · +5.7% YoY. Source: county tax records.