209 Carriagebrook Cir · Camden, SC 29020

$299,999

5 bd · 3.0 ba · 2,245 sqft · SingleFamily · 67 Days on market

Built 2022 9,147 sqft lot Est $292k · at est. $29/mo HOA · 1% of rent ↓ 6% since listing

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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 +12.7/30.0
• ARV discount +6.2/15.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home located at 209 Carriagebrook Circle!Built in 2022, this well-maintained 5-bedroom, 3 full bathroom home boasts approximately 2,245 square feet of thoughtfully designed living space, along with the added peace of mind of a transferable builder's structural warranty. Whether you're PCS'ing, buying your first home, or simply need more room to grow, this home offers the flexibility and features you are searching for. Inside, you'll love the open-concept layout that makes both daily living and entertaining feel easy. The main-level bedroom and full bathroom create the perfect setup for guests, extended family, or a quiet home office. Upstairs, a spacious loft provides a second living area that can be used as a playroom, media space, or cozy retreat. The owner's suite is designed to be your own private escape. Spacious and inviting, it easily accommodates a king-sized bed with room to unwind at the end of the day. The en-suite bathroom features a double vanity, a separate shower, and a relaxing garden tub, perfect for creating a spa-like experience at home. Dual walk-in closets provide plenty of storage and personal space, making busy mornings feel effortless and organized. Step outside to a fully fenced backyard with no rear neighbors, giving you a level of privacy that's hard to find. It's the perfect space for kids, pets, or simply relaxing at the end of the day. Located in a quiet, family-friendly community, this home also offers convenient access to major military installations. Fort Jackson is about a 30-minute drive, McEntire Joint National Guard Base is approximately 35 minutes away, and Shaw Air Force Base is around 35 minutes, making this an ideal location for military buyers and commuters alike. Come experience it for yourself and schedule your private showing today.

Key facts

• Double vanity
• Main-level bedroom
• Full bathroom

Tags

• OPEN-CONCEPT LAYOUT
• MAIN-LEVEL BEDROOM
• FULL BATHROOM
• SPACIOUS LOFT
• EN-SUITE BATHROOM
• DOUBLE VANITY

Property features AI

Finance

• HOA & community: Home is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick above foundation with vinyl siding; Paved road access; Public water

Interior

• Kitchen: Kitchen island; Granite countertops; Stained wood cabinets; Vinyl flooring; Microwave above stove; Free-standing smooth-surface range; Dishwasher
• Bedrooms: Master bedroom with double vanity, garden tub, separate shower, his-and-hers closet, private closet, walk-in closet, and separate water closet (located on second level); Bedrooms 2–4 with private closets and carpeted floors (located on second level); Bedroom 5 with private closet and carpeted floors (located on main level)
• Flooring: Carpet in bedrooms and living spaces; Vinyl flooring in kitchen
• Bathrooms: Three full bathrooms total; One main full bath and two additional full baths
• Heating & cooling: Central cooling with split system; Gas heating (first and second levels) with split system
• Interior features: One fireplace; Vaulted ceilings in master bedroom; Recessed lighting; Tankless and gas water heaters; Disposal
• Laundry & utility: Laundry/utility room in heated space (located on second level)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-35 ($-415/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.2% below list).
• Recommended offer: $236k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 67 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $236,500 (21.2% 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 67 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $291,850
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Carriagebrook Cir	0.00mi	5/3.0	2,245 (0%)	1mo	$300,000	$134	100
62 Carriagebrook Cir	0.03mi	5/3.0	2,245 (0%)	20mo	$269,900	$120	82
22 Shoal Ct	0.28mi	5/3.0	2,264 (+1%)	8mo	$343,000	$152	79
45 Rapid Run Rd	0.25mi	4/2.5 (-1)	2,248 (+0%)	23mo	$293,000	$130	62
253 & 253a Rush Ln	0.47mi	4/2.0 (-1)	2,290 (+2%)	8mo	$184,000	$80	59

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-50,886
• Equity at exit: $44,731

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-47,430
• Equity at exit: $25,938

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

• Home prices YoY: -29.7%
• Active inventory: 231
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$125
• HOA: −$29
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-35

Break-even live

Break-even rent $2,409

Max offer price $293,884

Occupancy floor 96%

Sensitivity live

Price	-10% $135	-5% $50	+0% $-35	+5% $-120	+10% $-204
Rent	-10% $-221	-5% $-128	+0% $-35	+5% $59	+10% $152
Rate	-1.0pp $116	-0.5pp $42	base $-35	+0.5pp $-112	+1.0pp $-191

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
252 W Rapid Run Camden, SC	5.0	3.0	2225	$2,365	$1.06	24d	1	0.59mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 14 events

1. 2026-05-14
   status Pending 1827-char remark

   Show marketing remark (1827 chars)

   Welcome to your new home located at 209 Carriagebrook Circle!Built in 2022, this well-maintained 5-bedroom, 3 full bathroom home boasts approximately 2,245 square feet of thoughtfully designed living space, along with the added peace of mind of a transferable builder's structural warranty. Whether you're PCS'ing, buying your first home, or simply need more room to grow, this home offers the flexibility and features you are searching for. Inside, you'll love the open-concept layout that makes both daily living and entertaining feel easy. The main-level bedroom and full bathroom create the perfect setup for guests, extended family, or a quiet home office. Upstairs, a spacious loft provides a second living area that can be used as a playroom, media space, or cozy retreat. The owner's suite is designed to be your own private escape. Spacious and inviting, it easily accommodates a king-sized bed with room to unwind at the end of the day. The en-suite bathroom features a double vanity, a separate shower, and a relaxing garden tub, perfect for creating a spa-like experience at home. Dual walk-in closets provide plenty of storage and personal space, making busy mornings feel effortless and organized. Step outside to a fully fenced backyard with no rear neighbors, giving you a level of privacy that's hard to find. It's the perfect space for kids, pets, or simply relaxing at the end of the day. Located in a quiet, family-friendly community, this home also offers convenient access to major military installations. Fort Jackson is about a 30-minute drive, McEntire Joint National Guard Base is approximately 35 minutes away, and Shaw Air Force Base is around 35 minutes, making this an ideal location for military buyers and commuters alike. Come experience it for yourself and schedule your private showing today.

2. 2026-05-11
   historical Active - Contingent
3. 2026-04-22
   price $299,999 1827-char remark

   Show marketing remark (1827 chars)

   Welcome to your new home located at 209 Carriagebrook Circle!Built in 2022, this well-maintained 5-bedroom, 3 full bathroom home boasts approximately 2,245 square feet of thoughtfully designed living space, along with the added peace of mind of a transferable builder's structural warranty. Whether you're PCS'ing, buying your first home, or simply need more room to grow, this home offers the flexibility and features you are searching for. Inside, you'll love the open-concept layout that makes both daily living and entertaining feel easy. The main-level bedroom and full bathroom create the perfect setup for guests, extended family, or a quiet home office. Upstairs, a spacious loft provides a second living area that can be used as a playroom, media space, or cozy retreat. The owner's suite is designed to be your own private escape. Spacious and inviting, it easily accommodates a king-sized bed with room to unwind at the end of the day. The en-suite bathroom features a double vanity, a separate shower, and a relaxing garden tub, perfect for creating a spa-like experience at home. Dual walk-in closets provide plenty of storage and personal space, making busy mornings feel effortless and organized. Step outside to a fully fenced backyard with no rear neighbors, giving you a level of privacy that's hard to find. It's the perfect space for kids, pets, or simply relaxing at the end of the day. Located in a quiet, family-friendly community, this home also offers convenient access to major military installations. Fort Jackson is about a 30-minute drive, McEntire Joint National Guard Base is approximately 35 minutes away, and Shaw Air Force Base is around 35 minutes, making this an ideal location for military buyers and commuters alike. Come experience it for yourself and schedule your private showing today.

4. 2026-04-21
   price $299,999
5. 2026-03-20
   listed $305,000 Active
6. 2026-02-24
   listed $305,000 Active 1827-char remark

   Show marketing remark (1827 chars)

   Welcome to your new home located at 209 Carriagebrook Circle!Built in 2022, this well-maintained 5-bedroom, 3 full bathroom home boasts approximately 2,245 square feet of thoughtfully designed living space, along with the added peace of mind of a transferable builder's structural warranty. Whether you're PCS'ing, buying your first home, or simply need more room to grow, this home offers the flexibility and features you are searching for. Inside, you'll love the open-concept layout that makes both daily living and entertaining feel easy. The main-level bedroom and full bathroom create the perfect setup for guests, extended family, or a quiet home office. Upstairs, a spacious loft provides a second living area that can be used as a playroom, media space, or cozy retreat. The owner's suite is designed to be your own private escape. Spacious and inviting, it easily accommodates a king-sized bed with room to unwind at the end of the day. The en-suite bathroom features a double vanity, a separate shower, and a relaxing garden tub, perfect for creating a spa-like experience at home. Dual walk-in closets provide plenty of storage and personal space, making busy mornings feel effortless and organized. Step outside to a fully fenced backyard with no rear neighbors, giving you a level of privacy that's hard to find. It's the perfect space for kids, pets, or simply relaxing at the end of the day. Located in a quiet, family-friendly community, this home also offers convenient access to major military installations. Fort Jackson is about a 30-minute drive, McEntire Joint National Guard Base is approximately 35 minutes away, and Shaw Air Force Base is around 35 minutes, making this an ideal location for military buyers and commuters alike. Come experience it for yourself and schedule your private showing today.

7. 2023-02-15
   price $274,950
8. 2023-01-12
   listed $279,950 Active
9. 2022-11-24
   historical
10. 2022-11-15
    price $278,500
11. 2022-10-11
    price $288,500
12. 2022-10-01
    price $298,500
13. 2022-08-24
    price $308,500
14. 2022-06-24
    listed $318,500 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,380
• − Mortgage interest: −$16,805
• − Property taxes: −$2,109
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$348
• − Depreciation: −$8,727
• Taxable loss: −$5,650
• Est. tax savings @ 24.0%: +$1,356
• After-tax cash flow: $940/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 (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

-5.8% since first listed

14 events — show timeline

• 2026-05-14 Pending — SBOR
• 2026-05-11 Contingent — Consolidated MLS
• 2026-04-22 Price Changed $299,999 SBOR
• 2026-04-21 Price Changed $299,999 Consolidated MLS
• 2026-03-20 Listed $305,000 Consolidated MLS
• 2026-02-24 Listed $305,000 SBOR
• 2023-02-15 Price Changed $274,950 Consolidated MLS
• 2023-01-12 Listed $279,950 Consolidated MLS
• 2022-11-24 Delisted — Consolidated MLS
• 2022-11-15 Price Changed $278,500 Consolidated MLS
• 2022-10-11 Price Changed $288,500 Consolidated MLS
• 2022-10-01 Price Changed $298,500 Consolidated MLS
• 2022-08-24 Price Changed $308,500 Consolidated MLS
• 2022-06-24 Listed $318,500 Consolidated MLS

Property tax history

-42.5%/yr

Latest (2025): $2,109 · +1.6% YoY. Source: county tax records.