237 Camber Rd · Charleston, SC 29450

$729,000

3 bd · 2.5 ba · 2,159 sqft · SingleFamily public records · 126 Days on market

Built 2018 0.50 ac lot Est $680k · 7% over

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Why this score? — see what drove the F 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 +6.1/30.0
• Appreciation +4.4/10.0
• ARV discount +4.3/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.1/10.0

Listing remarks MLS

A D.R. Horton favorite - The Cumberland. A beautiful open foyer with a spectacular view of back wetlands. A ?' kitchen iisland counter tops of granite & backsplash and a spectacular series of windows, are some of the most classic architectural details of The Cumberland! Add the gorgeous Master Suite w/huge walk-in closet & coffered ceiling AND you're well on your way to falling in love with this specially designed home. Hardwood floors, ceramic tile, large windows w/screens, recessed lighting, high ceilings & fully cased windows are only a few of the many features we have in one of our newest, greenest communities! The Bridges at Seven Lakes is a private, gated neighborhood with large, wooded home sites only 9 miles from the Hwy17/41 intersection of MtP.

Key facts

• Gated community
• Open-concept design
• Pond view

Tags

• GATED COMMUNITY
• WOODED LOT
• POND VIEW
• OPEN-CONCEPT DESIGN
• LARGE KITCHEN
• OVERSIZED ISLAND

Property features AI

Finance

• HOA & community: Gated community; Community pool; Dog park; Park; Walk/jog trails

Exterior

• Parking: 2-car garage with garage door opener; Total parking for 2 vehicles
• Utilities: Septic tank; Irrigation equipment
• Home design: Single-family detached home; Residential property
• Construction: Architectural roof; Wooden enclosed fence
• Exterior features: Lawn irrigation; Rain gutters; Wooded setting adjacent to US Forestry Service

Interior

• Kitchen: Built-in electric oven; Gas cooktop; Microwave; Dishwasher; Garbage disposal; Tankless water heater
• Bedrooms: 3 bedrooms; Primary bedroom on lower level with ceiling fan(s) and walk-in closet(s)
• Flooring: Ceramic tile; Luxury vinyl
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); Open/great room layout; Gas fireplace with connection in the family room
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $729k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $491k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (48.7% below list).
• Recommended offer: $374k (48.7% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.4% in Charleston — 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 76/100 on livability (#22 in SC, #3,336 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+, commute F, cost of living D-.
• Berkeley 01 (suburban): math 35% / reading 48% proficiency, ranked #30 of 80 in SC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cainhoy Elementary (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 154 students, 100% FRL); Philip Simmons Middle (math 31% / reading 48%, grade F, #82 of 229 statewide, top 37%, 428 students, 35% FRL); Philip Simmons High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 771 students, 21% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 67 active listings in the ZIP; 3,183 units permitted in Berkeley County in 2024 (580 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $5k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Berkeley County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($642k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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 $475k; list at $729k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major 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 $374,046 (48.7% 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 126 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.51% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 16.2

CMA / ARV

• ARV (on-the-fly): $680,085
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Camber Rd	0.17mi	3/3.0	2,298 (+6%)	9mo	$630,000	$274	72
245 Kingrail Ln	0.57mi	3/2.5	2,134 (-1%)	2mo	$1,100,000	$515	70
551 Pontoon Rd	0.34mi	3/2.5	2,162 (+0%)	21mo	$797,500	$369	66
225 Camber Rd	0.10mi	3/2.5	2,461 (+14%)	10mo	$775,000	$315	63
668 Pontoon Rd	0.62mi	3/2.5	2,210 (+2%)	22mo	$800,000	$362	49
679 Pontoon Rd	0.65mi	3/3.0	1,944 (-10%)	22mo	$600,000	$309	33
115 Box Girder Rd	0.73mi	3/3.0	2,482 (+15%)	22mo	$660,000	$266	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.29×
• Total profit: $-145,085
• Equity at exit: $171,913

10-year hold

• IRR: -10.3%
• Equity multiple: 0.10×
• Total profit: $-183,191
• Equity at exit: $177,085

Cash invested: $204,120 (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 29450

• Home prices YoY: -0.2%
• Active inventory: 67
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,740 medium
• Mortgage (P&I): −$3,823
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $-1,350

Break-even live

Break-even rent $5,449

Max offer price $490,509

Occupancy floor —

Sensitivity live

Price	-10% $-937	-5% $-1,144	+0% $-1,350	+5% $-1,556	+10% $-1,763
Rent	-10% $-1,646	-5% $-1,498	+0% $-1,350	+5% $-1,202	+10% $-1,055
Rate	-1.0pp $-983	-0.5pp $-1,165	base $-1,350	+0.5pp $-1,539	+1.0pp $-1,731

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $729,000 Active 126 DOM
2. 2026-06-18
   days on market $729,000 Active 123 DOM
3. 2026-06-17
   days on market $729,000 Active 122 DOM
4. 2026-06-16
   days on market $729,000 Active 121 DOM
5. 2026-06-15
   days on market $729,000 Active 120 DOM
6. 2026-06-13
   days on market $729,000 Active 118 DOM
7. 2026-06-13
   days on market $729,000 Active 117 DOM
8. 2026-06-10
   days on market $729,000 Active 115 DOM
9. 2026-06-09
   days on market $729,000 Active 114 DOM
10. 2026-06-08
    days on market $729,000 Active 113 DOM
11. 2026-06-07
    days on market $729,000 Active 112 DOM
12. 2026-06-05
    days on market $729,000 Active 109 DOM
13. 2026-06-03
    days on market $729,000 Active 108 DOM
14. 2026-06-03
    days on market $729,000 Active 107 DOM
15. 2026-06-01
    days on market $729,000 Active 106 DOM
16. 2026-05-31
    days on market $729,000 Active 105 DOM
17. 2026-02-15
    listed $729,000 Active
18. 2018-10-22
    soldstatus $475,000 Closed 776-char remark

    Show marketing remark (776 chars)

    A D.R. Horton favorite - The Cumberland. A beautiful open foyer with a spectacular view of back wetlands. A ?' kitchen iisland counter tops of granite & backsplash and a spectacular series of windows, are some of the most classic architectural details of The Cumberland! Add the gorgeous Master Suite w/huge walk-in closet & coffered ceiling AND you're well on your way to falling in love with this specially designed home. Hardwood floors, ceramic tile, large windows w/screens, recessed lighting, high ceilings & fully cased windows are only a few of the many features we have in one of our newest, greenest communities! The Bridges at Seven Lakes is a private, gated neighborhood with large, wooded home sites only 9 miles from the Hwy17/41 intersection of MtP.

19. 2018-10-05
    historical 776-char remark

    Show marketing remark (776 chars)

    A D.R. Horton favorite - The Cumberland. A beautiful open foyer with a spectacular view of back wetlands. A ?' kitchen iisland counter tops of granite & backsplash and a spectacular series of windows, are some of the most classic architectural details of The Cumberland! Add the gorgeous Master Suite w/huge walk-in closet & coffered ceiling AND you're well on your way to falling in love with this specially designed home. Hardwood floors, ceramic tile, large windows w/screens, recessed lighting, high ceilings & fully cased windows are only a few of the many features we have in one of our newest, greenest communities! The Bridges at Seven Lakes is a private, gated neighborhood with large, wooded home sites only 9 miles from the Hwy17/41 intersection of MtP.

20. 2018-09-15
    listed $486,535 776-char remark

    Show marketing remark (776 chars)

    A D.R. Horton favorite - The Cumberland. A beautiful open foyer with a spectacular view of back wetlands. A ?' kitchen iisland counter tops of granite & backsplash and a spectacular series of windows, are some of the most classic architectural details of The Cumberland! Add the gorgeous Master Suite w/huge walk-in closet & coffered ceiling AND you're well on your way to falling in love with this specially designed home. Hardwood floors, ceramic tile, large windows w/screens, recessed lighting, high ceilings & fully cased windows are only a few of the many features we have in one of our newest, greenest communities! The Bridges at Seven Lakes is a private, gated neighborhood with large, wooded home sites only 9 miles from the Hwy17/41 intersection of MtP.

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $4,155 · $346/mo
• Expected delta: +$2,016/yr (+$168/mo · 94.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,886
• − Mortgage interest: −$40,835
• − Property taxes: −$2,140
• − Insurance: −$3,645
• − Repairs & maintenance: −$3,591
• − Management: −$3,591
• − Depreciation: −$21,207
• Taxable loss: −$30,123
• Est. tax savings @ 24.0%: +$7,230
• After-tax cash flow: $-8,971/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: Berkeley 01
• NCES district ID: 4501170
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $52,724
• Composite: 35.95/100
• National rank: #4799
• State rank: #30 of 80 in SC

Livability — Charleston

• Score: 76/100
• State rank: #22
• US rank: #3336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 200,573
• Population (ZIP): 3,124

Population outlook (Berkeley County) Hauer SSP2

• Today (2025): 254,184 people
• By 2030: 279,677 · +10.0%
• By 2040: 329,379 · +29.6%
• By 2050: 375,557 · +47.8%
• By 2075: 476,740 · +87.6%
• By 2100: 535,945 · +110.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 25% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Serbian 7% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Berkeley

• 2024 margin: R (+16.3) · D 41.1% · R 57.4% · Other 1.4%
• 2008→2024 swing: -3.2pp toward R · 2008: -13.1pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+11.7 2016: R+17.4 2012: R+18.9 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.12%
• Current HPI: 462.4619
• 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

+49.8% since first listed

4 events — show timeline

• 2026-02-15 Listed $729,000 Charleston Trident MLS
• 2018-10-22 Sold (MLS) $475,000 Charleston Trident MLS
• 2018-10-05 Listing Removed — Charleston Trident MLS
• 2018-09-15 Listed $486,535 Charleston Trident MLS

Property tax history

+7.0%/yr

Latest (2025): $2,140 · +3.7% YoY. Source: county tax records.