2016 Rexford Ct · Camden, SC 29020-5555

$299,999

5 bd · 3.0 ba · 2,578 sqft · Other · 72 Days on market

Built 2025 4,791 sqft lot $55/mo HOA · 3% of rent

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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).

• Cash flow +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

COVETED FROST FLOOR PLAN! Welcome to your stunning NEW 5-bedroom, 3-bath Frost plan in Kershaw County, perfectly situated for easy commuting in Camden, SC. Featuring a first-floor private suite, this home has all the features a homeowner wants in a new home! Enjoy the convenience of nearby Kershaw County Parks, Shaw Airforce Base, Local Shops and Dining, Lake Wateree, and just a 30-minute drive to downtown Columbia. This home features elegant quartz countertops in the kitchen, wood-inspired vinyl plank flooring throughout the first floor, and a seamless transition from the living space to the backyard. The open kitchen has an expansive island, large walk-in pantry, subway tile backsplash, a

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: New construction warranty from builder
• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage (main level); Two parking spaces total
• Utilities: Public water; Public sewer; Thermopane energy-efficient windows
• Home design: Two-story home; Lot on a 0.11-acre parcel
• Construction: Slab foundation
• Exterior features: Automatic sprinkler system; Full gutters; Covered front porch; Stone and vinyl exterior finish; Paved road access

Interior

• Kitchen: Kitchen island; Pantry; Tiled backsplash; Painted cabinets; Quartz countertops; Recessed lighting
• Bedrooms: Master bedroom (Second level) with double vanity, his and hers closets, separate shower, walk-in closet, private closet, carpet and luxury vinyl plank flooring; Bedroom 2 (Second level) with double vanity, shared bath, private closet; Bedroom 3 (Second level) with double vanity, shared bath, walk-in closet, carpet flooring; Bedroom 4 (Second level) with double vanity, shared bath, walk-in closet, private closet, carpet flooring; Bedroom 5 (Main level) with shared bath, private closet, carpet flooring
• Flooring: Luxury vinyl plank in great room, kitchen, and some areas; Carpet in bedrooms
• Bathrooms: Three full bathrooms total; One full main-level bathroom; Two full second-level bathrooms
• Heating & cooling: Central air conditioning; Gas heating on both first and second levels
• Interior features: Garage opener; Smoke detectors; Pull-down attic access; Attic access
• Laundry & utility: Second-level laundry room with electric hookup in heated space/utility room; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (30.0% below list).
• Recommended offer: $210k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Jackson School (math 25% / reading 27%, grade F, #439 of 597 statewide, top 74%, 505 students, 100% FRL); Camden High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 1,124 students, 71% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($282k) 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.
• Current owner paid $240k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $210,000 (30.0% 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 72 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.9

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: 5.0%
• Equity multiple: 1.29×
• Total profit: $24,335
• Equity at exit: $134,893

10-year hold

• IRR: 8.1%
• Equity multiple: 2.23×
• Total profit: $102,915
• Equity at exit: $207,885

Cash invested: $84,000 (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 29020-5555

• Active inventory: 9
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$125
• HOA: −$55
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-184

Break-even live

Break-even rent $2,332

Max offer price $267,563

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-99	+0% $-184	+5% $-269	+10% $-353
Rent	-10% $-350	-5% $-267	+0% $-184	+5% $-101	+10% $-18
Rate	-1.0pp $-33	-0.5pp $-107	base $-184	+0.5pp $-261	+1.0pp $-340

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Ridge Circle Dr Camden, SC	4.0	2.5	2488	$2,100	$0.84	24d	1	0.52mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-17
   status $299,999 Pending 72 DOM
2. 2026-06-17
   days on market $299,999 Active 72 DOM
3. 2026-06-16
   days on market $299,999 Active 71 DOM
4. 2026-06-15
   days on market $299,999 Active 70 DOM
5. 2026-06-14
   days on market $299,999 Active 68 DOM
6. 2026-06-09
   days on market $299,999 Active 64 DOM
7. 2026-06-08
   days on market $299,999 Active 63 DOM
8. 2026-06-07
   days on market $299,999 Active 62 DOM
9. 2026-06-05
   days on market $299,999 Active 59 DOM
10. 2026-06-03
    days on market $299,999 Active 58 DOM
11. 2026-06-03
    days on market $299,999 Active 57 DOM
12. 2026-06-02
    days on market $299,999 Active 56 DOM
13. 2026-05-31
    days on market $299,999 Active 55 DOM
14. 2026-05-13
    price $299,999
15. 2026-05-05
    status Active
16. 2026-04-01
    status Pending
17. 2026-03-13
    price $307,999
18. 2026-03-03
    status Active
19. 2026-01-29
    soldstatus $239,818
20. 2026-01-19
    listed $299,999
21. 2026-01-19
    historical
22. 2025-04-08
    soldstatus $1,296,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$637/yr (+$53/mo · 59.4%)

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

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$16,805
• − Property taxes: −$1,073
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$660
• − Depreciation: −$8,727
• Taxable loss: −$7,596
• Est. tax savings @ 24.0%: +$1,823
• After-tax cash flow: $-380/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

• Census place: Camden, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-76.9% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $299,999 Consolidated MLS
• 2026-05-05 Relisted — Consolidated MLS
• 2026-04-01 Pending — Consolidated MLS
• 2026-03-13 Price Changed $307,999 Consolidated MLS
• 2026-03-03 Relisted — Consolidated MLS
• 2026-01-29 Sold (Public Records) $239,818 Public Records
• 2026-01-19 Delisted — Consolidated MLS
• 2026-01-19 Listed $299,999 Consolidated MLS
• 2025-04-08 Sold (Public Records) $1,296,000 Public Records