1 Carriagebrook Cir · Camden, SC 29020

$246,150

5 bd · 3.0 ba · 2,264 sqft · SingleFamily · 65 Days on market

Built 2021 7,840 sqft lot Est $294k · 16% under $29/mo HOA · 1% of rent

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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 +20.1/30.0
• ARV discount +14.9/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this spacious and well-designed two-story home offering 5 bedrooms and 3 full bathrooms, perfectly suited for comfortable family living and entertaining. The main level features a convenient downstairs bedroom and full bath, ideal for guests, multi-generational living, or a private office. The heart of the home is the open-concept kitchen and living room, designed for both functionality and connection. The living area is anchored by a cozy fireplace, creating a warm focal point for gatherings, while the open layout allows for easy flow and natural light throughout. Upstairs, you’ll find the expansive primary suite along with three additional bedrooms, a spacious loft that c

Key facts

• Community lake
• Open-concept kitchen
• Large backyard

Tags

• DOWNSTAIRS BEDROOM
• OPEN-CONCEPT KITCHEN
• COZY FIREPLACE
• LARGE BACKYARD
• COMMUNITY LAKE
• SPACIOUS LOFT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (3.9% below list).
• Recommended offer: $231k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $7k 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 65 days — a 6% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $27k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $231,381 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $294,320
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Carriagebrook Cir	0.17mi	5/3.0	2,245 (-1%)	1mo	$300,000	$134	90
22 Shoal Ct	0.43mi	5/3.0	2,264 (0%)	7mo	$343,000	$152	74
62 Carriagebrook Cir	0.20mi	5/3.0	2,245 (-1%)	20mo	$269,900	$120	73
45 Rapid Run Rd	0.33mi	4/2.5 (-1)	2,248 (-1%)	23mo	$293,000	$130	58
253 & 253a Rush Ln	0.56mi	4/2.0 (-1)	2,290 (+1%)	8mo	$184,000	$80	56

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-20,346
• Equity at exit: $36,702

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,305
• Equity at exit: $21,283

Cash invested: $68,922 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$1,291
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$103
• HOA: −$29
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $308

Break-even live

Break-even rent $1,976

Max offer price $246,150

Occupancy floor 82%

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: $61,538
• Closing costs: $7,384
• 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	23d	1	0.72mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-03-18
   price $246,150
3. 2026-02-09
   listed $273,500 Active
4. 2021-01-18
   historical
5. 2020-12-09
   listed $218,200 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: $1,660 · $138/mo
• Projected year-2 tax: $1,660 · $138/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: −$13,788
• − Property taxes: −$1,660
• − Insurance: −$1,231
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$348
• − Depreciation: −$7,161
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $3,775/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

+12.8% since first listed

5 events — show timeline

• 2026-04-16 Pending — Consolidated MLS
• 2026-03-18 Price Changed $246,150 Consolidated MLS
• 2026-02-09 Listed $273,500 Consolidated MLS
• 2021-01-18 Delisted — Consolidated MLS
• 2020-12-09 Listed $218,200 Consolidated MLS

Property tax history

+72.7%/yr

Latest (2025): $1,660 · +1.2% YoY. Source: county tax records.