711 Saint Paul Rd · Camden, SC 29020

$189,900

4 bd · 1.5 ba · 1,624 sqft · SingleFamily public records · 30 Days on market

Built 1957 1.08 ac lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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 charming 4-bedroom, 1.5-bath home in the heart of Kershaw with no HOA! Situated on over 1 acre of land, this property offers the perfect blend of comfort, space, and freedom. With 1,624 square feet of living space, you'll love the beautiful hardwood floors throughout and the warm, inviting feel of the home. The kitchen features new appliances, making it move-in ready and perfect for everyday living or entertaining. Step outside and enjoy plenty of outdoor space with endless possibilities such as gardening, gatherings, or simply relaxing in your own private backyard. The wood-fenced yard adds both charm and privacy, while the 8x10 shed provides extra storage for tools, hobbie

Key facts

• Private backyard
• Wood-fenced yard
• Over 1 acre

Tags

• NO HOA
• OVER 1 ACRE
• HARDWOOD FLOORS
• NEW APPLIANCES
• PRIVATE BACKYARD
• WOOD-FENCED YARD

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic sewer
• Home design: Single-story home; Brick exterior above foundation
• Construction: Crawlspace foundation
• Exterior features: Patio; Uncovered front porch; Uncovered back porch; Wood fencing

Interior

• Kitchen: Eat-in kitchen with hardwood floor; Pantry; Stained wood cabinets; Countertops (other); Backsplash (other); Ceiling fan
• Bedrooms: Master bedroom on main level with private closet and shared tub/shower bath; Bedroom 2 on main level with private closet and ceiling fan (shared bath); Bedroom 3 on main level with private closet, ceiling fan and tub/shower (shared bath); Bedroom 4 on main level with private closet, ceiling fan and tub/shower (shared bath)
• Flooring: Hardwood floors in bedrooms, living areas and kitchen
• Bathrooms: One full bath; One half bath
• Heating & cooling: Central heating; Central cooling
• Interior features: Hardwood floors throughout main living areas; Ceiling fans in living room and bedrooms; One fireplace; Other rooms as noted in remarks
• Laundry & utility: Laundry in heated space on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $76 ($912/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 $176k (7.5% below list).
• Recommended offer: $176k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Camden Elementary (math 41% / reading 46%, grade F, #246 of 597 statewide, top 42%, 627 students, 65% FRL); Camden Middle (math 30% / reading 43%, grade F, #98 of 229 statewide, top 43%, 828 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 78% FRL vs 49% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 239 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,743 (7.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-25,904
• Equity at exit: $28,315

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-16,215
• Equity at exit: $16,419

Cash invested: $53,172 (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: 239
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $76

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $207	-5% $142	+0% $76	+5% $10	+10% $-55
Rent	-10% $-63	-5% $7	+0% $76	+5% $145	+10% $215
Rate	-1.0pp $172	-0.5pp $124	base $76	+0.5pp $27	+1.0pp $-23

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $189,900 Active 30 DOM
2. 2026-06-18
   days on market $189,900 Active 27 DOM
3. 2026-06-17
   days on market $189,900 Active 26 DOM
4. 2026-06-16
   days on market $189,900 Active 25 DOM
5. 2026-06-15
   days on market $189,900 Active 24 DOM
6. 2026-06-14
   pricedays on market $189,900 Active 22 DOM
7. 2026-06-10
   days on market $200,000 Active 19 DOM
8. 2026-06-09
   days on market $200,000 Active 18 DOM
9. 2026-06-08
   days on market $200,000 Active 17 DOM
10. 2026-06-07
    days on market $200,000 Active 16 DOM
11. 2026-06-05
    days on market $200,000 Active 13 DOM
12. 2026-06-03
    days on market $200,000 Active 12 DOM
13. 2026-06-03
    days on market $200,000 Active 11 DOM
14. 2026-06-02
    days on market $200,000 Active 10 DOM
15. 2026-05-31
    days on market $200,000 Active 9 DOM
16. 2026-05-22
    listed $200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,089
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$5,524
• Taxable loss: −$2,245
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,451/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

• 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

1 event — show timeline

• 2026-05-22 Listed $200,000 Consolidated MLS

Property tax history

+4.2%/yr

Latest (2024): $312 · -0.5% YoY. Source: county tax records.