205 Carriagebrook Cir · Camden, SC 29020

$235,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 113 Days on market

Built 2022 8,276 sqft lot Est $294k · 20% under $29/mo HOA · 2% of rent ↓ 20% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully designed one-level ranch offering comfort, style, and easy living. This 3-bedroom, 2-bath home features an open-concept great room that flows seamlessly into the kitchen, complete with a center island, granite countertops, a large dining area, and a walk-in pantry—perfect for everyday living and entertaining. The private Owner’s Suite boasts a spacious walk-in closet and a double vanity bath with granite finishes. Two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy the convenience of a 2-car garage with garage door opener, an irrigation system, and a spacious lot ideal for outdoor living. Thoughtfully designed

Key facts

• Walk-in closet
• Granite countertops
• Center island

Tags

• OPEN-CONCEPT GREAT ROOM
• CENTER ISLAND
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot approximately 0.19 acre
• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Facing direction not specified; Entry level not specified
• Construction: Slab foundation
• Exterior features: Patio; Irrigation sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Dishwasher; Over-the-range microwave
• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump serving the first level; Central air conditioning
• Interior features: Garage opener; Attic with pull-down access; Tankless hot water system; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-46 ($-556/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.7% below list).
• Recommended offer: $189k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 113 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $188,592 (19.7% 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 113 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $293,888
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Carriagebrook Cir	0.04mi	4/2.5 (+1)	1,660 (-7%)	19mo	$258,400	$156	63
20 Belmont Dr	0.62mi	3/2.0	1,728 (-4%)	13mo	$270,000	$156	54
52 Maple Dr	0.53mi	4/2.0 (+1)	1,764 (-2%)	21mo	$291,900	$165	50
200 W Rapid Run	0.60mi	4/2.0 (+1)	1,764 (-2%)	24mo	$288,840	$164	45

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-41,059
• Equity at exit: $35,039

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-39,659
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$98
• HOA: −$29
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-46

Break-even live

Break-even rent $1,945

Max offer price $226,809

Occupancy floor 97%

Sensitivity live

Price	-10% $87	-5% $20	+0% $-46	+5% $-113	+10% $-179
Rent	-10% $-195	-5% $-121	+0% $-46	+5% $28	+10% $103
Rate	-1.0pp $72	-0.5pp $13	base $-46	+0.5pp $-107	+1.0pp $-169

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Carriagebrook Cir Camden, SC	3.0	2.0	1655	$1,985	$1.20	4d	1	0.02mi
44 Bayberry Ct Camden, SC	3.0	2.0	1415	$1,750	$1.24	12d	1	0.06mi
35 Belmont Dr Camden, SC	3.0	2.5	2100	$2,000	$0.95	12d	1	0.62mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 12 events

1. 2026-05-31
   status $235,000 Pending 113 DOM
2. 2026-05-23
   price $235,000
3. 2026-03-22
   price $245,000
4. 2026-03-03
   price $249,000
5. 2026-02-06
   listed $257,000 Active
6. 2025-04-04
   soldstatus $225,000
7. 2025-03-15
   status Pending
8. 2025-03-14
   price $225,000
9. 2025-02-24
   price $235,000
10. 2025-02-15
    listed $249,000 Active
11. 2022-07-19
    historical
12. 2022-06-24
    listed $293,400 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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: $22,631
• − Mortgage interest: −$13,164
• − Property taxes: −$2,124
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$348
• − Depreciation: −$6,836
• Taxable loss: −$4,636
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $556/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

-19.9% since first listed

11 events — show timeline

• 2026-05-23 Price Changed $235,000 Consolidated MLS
• 2026-03-22 Price Changed $245,000 Consolidated MLS
• 2026-03-03 Price Changed $249,000 Consolidated MLS
• 2026-02-06 Listed $257,000 Consolidated MLS
• 2025-04-04 Sold (Public Records) $225,000 Public Records
• 2025-03-15 Pending — Consolidated MLS
• 2025-03-14 Price Changed $225,000 Consolidated MLS
• 2025-02-24 Price Changed $235,000 Consolidated MLS
• 2025-02-15 Listed $249,000 Consolidated MLS
• 2022-07-19 Delisted — Consolidated MLS
• 2022-06-24 Listed $293,400 Consolidated MLS

Property tax history

-42.9%/yr

Latest (2025): $2,124 · -67.8% YoY. Source: county tax records.