54 Southern Oak Dr · Camden, SC 29020

$249,900

3 bd · 2.0 ba · 2,005 sqft · SingleFamily public records · 23 Days on market

Built 2005 0.46 ac lot Est $311k · 20% under $9/mo HOA

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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 +13.9/30.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Loaded, Landscaped & Priced Right – Southern Oaks Standout - All Brick Beauty on Corner Lot! Welcome to this beautifully maintained all-brick home located in the highly sought-after Southern Oaks subdivision. Offering 3 bedrooms, 2 bathrooms, and 1,501 square feet of well-designed living space, this one owner home combines comfort, functionality, and timeless style. The generously sized primary suite impresses with cathedral ceilings and a private en-suite bath complete with a soaking tub, separate shower, and a professionally designed closet. The second bedroom offers a walk-in closet, providing excellent storage. Inside, you’ll find a blend of hardwoods, carpet, and til

Key facts

• All brick beauty
• Cozy fireplace
• Decorative corbels

Tags

• ALL BRICK BEAUTY
• CORNER LOT
• PROFESSIONALLY DESIGNED CLOSET
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• DECORATIVE CORBELS

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas and street lights

Exterior

• Parking: Attached garage with 2 spaces (main level)
• Utilities: Public water; Public sewer; Storm doors
• Home design: Single-story home; Faces west; Brick exterior above foundation
• Construction: Crawlspace foundation
• Exterior features: Covered front porch and covered back porch; Patio; Storage shed; Sprinkler system; Partial gutters; Partial privacy vinyl fencing in rear

Interior

• Kitchen: Eat-in kitchen with bar and pantry; Painted cabinets with Formica countertops; Recessed lighting; Hardwood flooring in kitchen; Dishwasher; Microwave above stove; Free-standing smooth-surface self-cleaning range with exterior vented exhaust
• Bedrooms: Master bedroom on main level with double vanity, garden tub, private bath, separate shower, walk-in closet, vaulted ceilings, ceiling fan, carpet and tile flooring; Second bedroom on main level with shared bath, walk-in closet, vaulted ceilings, tub/shower, ceiling fan, carpet flooring; Third bedroom on main level with shared bath, tub/shower, ceiling fan, carpet flooring
• Flooring: Hardwood floors in formal dining room, great room, and kitchen; Carpet in bedrooms; Tile in master bedroom bath areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Attic storage with pull-down access; Ceiling fans throughout; Garage door opener; Smoke detector; Gas log (propane) fireplace (1)
• Laundry & utility: Main-level utility room with electric hookups and heated space; Washer and dryer included; Electric water heater; Disposal; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $25 ($304/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 $194k (22.4% below list).
• Recommended offer: $194k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 12d 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 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $193,986 (22.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $310,775
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Southern Oaks Dr	0.07mi	3/2.0	2,279 (+14%)	13mo	$345,000	$151	63
95 Rapid Run Rd	0.25mi	3/2.5	2,200 (+10%)	12mo	$341,500	$155	60
20 Belmont Dr	0.22mi	3/2.0	1,728 (-14%)	13mo	$270,000	$156	56
6 Pin Oak Ct	0.28mi	3/2.0	2,179 (+9%)	23mo	$330,000	$151	53
45 Rapid Run Rd	0.16mi	4/2.5 (+1)	2,248 (+12%)	23mo	$293,000	$130	46
52 Maple Dr	0.52mi	4/2.0 (+1)	1,764 (-12%)	21mo	$291,900	$165	33
200 W Rapid Run	0.58mi	4/2.0 (+1)	1,764 (-12%)	24mo	$288,840	$164	28

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-38,985
• Equity at exit: $37,261

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-32,297
• Equity at exit: $21,607

Cash invested: $69,972 (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: $1,940 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$104
• HOA: −$9
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $25

Break-even live

Break-even rent $1,908

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $96	+0% $25	+5% $-45	+10% $-116
Rent	-10% $-128	-5% $-51	+0% $25	+5% $102	+10% $179
Rate	-1.0pp $151	-0.5pp $89	base $25	+0.5pp $-39	+1.0pp $-105

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Belmont Dr Camden, SC	3.0	2.5	2100	$2,000	$0.95	12d	1	0.22mi
44 Bayberry Ct Camden, SC	3.0	2.0	1415	$1,750	$1.24	12d	1	0.38mi
162 Carriagebrook Cir Camden, SC	3.0	2.0	1655	$1,985	$1.20	4d	1	0.41mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 3 events

1. 2026-04-25
   status Pending
2. 2026-04-10
   historical Active - Contingent
3. 2026-04-02
   listed $249,900 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: $1,002 · $83/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$422/yr (+$35/mo · 42.2%)

ⓘ 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 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,278
• − Mortgage interest: −$13,998
• − Property taxes: −$1,002
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$108
• − Depreciation: −$7,270
• Taxable loss: −$4,074
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $1,282/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

3 events — show timeline

• 2026-04-25 Pending — Consolidated MLS
• 2026-04-10 Contingent — Consolidated MLS
• 2026-04-02 Listed $249,900 Consolidated MLS

Property tax history

+1.5%/yr

Latest (2024): $1,002 · +18.6% YoY. Source: county tax records.