1815 Copeland Cir · East Camden, SC 29020

$195,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 7 Days on market

Built 1975 0.50 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.8/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All-Brick Ranch with Charm and Outdoor Living in Camden — No HOA! Where country living meets convenience—located near Kendall Park and just minutes from the hospital. This well-maintained all-brick ranch features a cozy yet functional layout with hardwood floors in the living areas and bedrooms. The home includes a closed-in garage with concrete floors, ideal for a flex space or playroom, along with a third room ideal for an office, guest space, or hobby room, plus full attic space for extra storage. The kitchen includes a stainless steel refrigerator that conveys and a microwave above the stove, plus thoughtful touches like a hidden trash can holder. Step outside to a large fen

Key facts

• Large deck
• Blueberry bushes
• Closed-in garage

Tags

• CLOSED-IN GARAGE
• LARGE FENCED BACKYARD
• PEAR-PRODUCING TREE
• BLUEBERRY BUSHES
• LARGE DECK
• MULTIPLE CARPORTS

Property features AI

Exterior

• Parking: 12 parking spaces; Enclosed garage
• Utilities: Public water
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Shed; Workshop; Above-ground pool; Rear privacy and chain-link fencing; Chain link fencing

Interior

• Kitchen: Pantry; Formica countertops; Painted cabinets; Vinyl flooring; Gas range; Microwave (above stove); Dishwasher; Refrigerator; Freezer
• Bedrooms: Main-level master bedroom with shared bath, ceiling fan, private closet, and hardwood floors; Main-level second bedroom with private closet and hardwood floors
• Flooring: Hardwood floors in bedrooms and living areas; Vinyl flooring in kitchen
• Bathrooms: One full bath on the main level
• Heating & cooling: Heat pump serving main level; Central cooling
• Interior features: Attic storage with pull-down access; Ceiling fans
• Laundry & utility: Utility room with washer and dryer

Utilities

• Utility Information: Public sewer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $43 ($519/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 $152k (22.1% below list).
• Recommended offer: $152k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 231 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $195k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,892 (22.1% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.7

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-28,941
• Equity at exit: $29,075

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-22,041
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $43

Break-even live

Break-even rent $1,464

Max offer price $195,000

Occupancy floor 92%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-04-25
   listed $195,000 Active
3. 2007-06-21
   soldstatus $83,500
4. 1988-06-08
   soldstatus $36,500

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$477/yr (+$40/mo · 75.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $18,227
• − Mortgage interest: −$10,923
• − Property taxes: −$635
• − Insurance: −$975
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$5,673
• Taxable loss: −$2,895
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $1,213/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 — East Camden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East 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

+434.2% since first listed

4 events — show timeline

• 2026-05-02 Pending — Consolidated MLS
• 2026-04-25 Listed $195,000 Consolidated MLS
• 2007-06-21 Sold (Public Records) $83,500 Public Records
• 1988-06-08 Sold (Public Records) $36,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $635 · +4.9% YoY. Source: county tax records.