57 Carriagebrook Cir · Camden, SC 29078-0000

$319,900

5 bd · 3.5 ba · 2,245 sqft · SingleFamily · 38 Days on market

Built 2024 8,276 sqft lot Est $292k · 10% over $29/mo HOA · 1% of rent

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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 +10.8/30.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• ARV discount +3.2/15.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Fall in love with the space, comfort, and small-town charm waiting for you at 57 Carriagebrook Circle in Camden. Built in 2024, this beautifully designed two-story home offers 5 bedrooms, 3 full baths, and approximately 2,245 heated square feet in the desirable Carriagebrook community. The open-concept layout creates the perfect setting for entertaining, with a spacious Great Room flowing into a stylish kitchen featuring granite countertops, painted cabinetry, a large island with seating, pantry storage, smooth-top range, microwave, dishwasher, and energy-efficient tankless natural gas water heater. The private owner’s suite upstairs includes dual vanities, a garden tub, separate show

Key facts

• Spacious great room
• Dual vanities
• Stylish kitchen

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS GREAT ROOM
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• PRIVATE OWNER’S SUITE
• DUAL VANITIES

Property features AI

Finance

• HOA & community: Homeowners association present; Association covers common area maintenance

Exterior

• Parking: Attached 2-car garage; Two parking spaces total; Garage located on the main level
• Security: Smoke detector (interior)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Entry on main level
• Construction: Slab foundation
• Exterior features: Patio; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Island; Pantry; Granite countertops; Painted cabinets; Vinyl flooring; Dishwasher; Disposal; Microwave (above stove)
• Bedrooms: Master suite with double vanity, garden tub, private bath, separate shower, walk-in closet, private closet, separate water closet; located on the second floor; Bedroom 2 with private/shared bath, tub-shower; located on the second floor; Bedroom 3 with shared bath, tub-shower, private closet; located on the second floor; Bedroom 4 with shared bath, tub-shower, private closet; located on the second floor; Bedroom 5 with separate shower, shared bath, private closet; located on the main level
• Flooring: Carpet in multiple rooms and great room; Vinyl flooring in kitchen; Luxury vinyl plank in formal dining area
• Bathrooms: Three full bathrooms; One partial bathroom; One main full bathroom; One main half bathroom
• Heating & cooling: Central cooling; Central heating with gas on both first and second levels
• Interior features: Smoke detector; Attic access; Tankless hot water; Gas water heater; Free-standing smooth-surface range
• Laundry & utility: Laundry in heated space/utility room; Electric hookup; Washer/dryer area located on the second floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (26.1% below list).
• Recommended offer: $236k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 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 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 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

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,500 (26.1% 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 38 days. Have you received any prior offers? Is the seller open to a 26% 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. 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. 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: 0.74% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 11.3

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	0.04mi	5/3.0	2,245 (0%)	1mo	$300,000	$134	96
62 Carriagebrook Cir	0.04mi	5/3.0	2,245 (0%)	20mo	$269,900	$120	80
22 Shoal Ct	0.26mi	5/3.0	2,264 (+1%)	8mo	$343,000	$152	78
45 Rapid Run Rd	0.21mi	4/2.5 (-1)	2,248 (+0%)	23mo	$293,000	$130	62
253 & 253a Rush Ln	0.50mi	4/2.0 (-1)	2,290 (+2%)	8mo	$184,000	$80	55

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: 5.7%
• Equity multiple: 1.33×
• Total profit: $29,137
• Equity at exit: $143,841

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $116,712
• Equity at exit: $221,676

Cash invested: $89,572 (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 29078-0000

• Active inventory: 5
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$133
• HOA: −$29
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-146

Break-even live

Break-even rent $2,550

Max offer price $294,063

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-56	+0% $-146	+5% $-237	+10% $-327
Rent	-10% $-333	-5% $-240	+0% $-146	+5% $-53	+10% $41
Rate	-1.0pp $15	-0.5pp $-65	base $-146	+0.5pp $-229	+1.0pp $-313

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: $79,975
• Closing costs: $9,597
• 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	25d	1	0.58mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: watergas

Listing history 16 events

1. 2026-06-22
   days on market $319,900 Active 38 DOM
2. 2026-06-18
   days on market $319,900 Active 35 DOM
3. 2026-06-17
   days on market $319,900 Active 34 DOM
4. 2026-06-16
   days on market $319,900 Active 33 DOM
5. 2026-06-15
   days on market $319,900 Active 32 DOM
6. 2026-06-14
   days on market $319,900 Active 30 DOM
7. 2026-06-10
   days on market $319,900 Active 27 DOM
8. 2026-06-09
   days on market $319,900 Active 26 DOM
9. 2026-06-08
   days on market $319,900 Active 25 DOM
10. 2026-06-07
    days on market $319,900 Active 24 DOM
11. 2026-06-05
    days on market $319,900 Active 21 DOM
12. 2026-06-03
    days on market $319,900 Active 20 DOM
13. 2026-06-03
    days on market $319,900 Active 19 DOM
14. 2026-06-02
    days on market $319,900 Active 18 DOM
15. 2026-05-31
    days on market $319,900 Active 17 DOM
16. 2026-05-14
    listed $319,900 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: $2,097 · $175/mo
• Projected year-2 tax: $2,097 · $175/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: −$17,919
• − Property taxes: −$2,097
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$348
• − Depreciation: −$9,306
• Taxable loss: −$7,431
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $28/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-14 Listed $319,900 Consolidated MLS

Property tax history

+104.8%/yr

Latest (2025): $2,097 · +104.8% YoY. Source: county tax records.