81 Belmont Dr · Camden, SC 29020-7631

$285,000

3 bd · 2.0 ba · 1,986 sqft · SingleFamily public records · 58 Days on market

Built 2006 0.39 ac lot Est $308k · 7% under

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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 +10.8/15.0
• Cash flow +10.2/30.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Welcome to 81 Belmont Drive in Camden, SC—where comfort, privacy, and thoughtful design come together beautifully. Nestled on a quiet cul-de-sac, this well-maintained home offers a fenced-in, private backyard that backs up to peaceful woods, creating the perfect retreat for relaxing or entertaining. Inside, you’ll love the fabulous layout featuring all bedrooms and bathrooms conveniently located on the main level for easy living. The home is filled with natural light and has been lovingly cared for, making it truly move-in ready. Upstairs, a spacious additonal room provides endless possibilities—perfect for a home office, media room, playroom, or guest space. With its idea

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Cable TV available

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-family property; Main-level living with additional finished bonus room on second level; Vinyl exterior finish
• Construction: Crawlspace foundation
• Exterior features: Deck; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with hardwood floor and backsplash; Dishwasher; Refrigerator; Free‑standing gas range
• Bedrooms: Main-level master bedroom with double vanity, private bath, separate shower and walk-in closet; Main-level bedroom with shared bath, ceiling fan; Main-level bedroom with shared bath, ceiling fan
• Flooring: Hardwood flooring in main living areas and kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating (first level); Heat pump cooling (first level)
• Interior features: Fireplace in the great room; Vaulted ceilings in the great room; Hardwood floors in the great room and kitchen; High (over 9 ft) ceilings in the formal dining room; Bonus finished room on the second level
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (31.3% below list).
• Recommended offer: $196k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 1,124 students, 71% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 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

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $285k implies a 1681% 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 $195,720 (31.3% 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 58 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $307,830
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Belmont Dr	0.25mi	3/2.0	1,728 (-13%)	13mo	$270,000	$156	56
67 Southern Oaks Dr	0.22mi	3/2.0	2,279 (+15%)	13mo	$345,000	$151	55
95 Rapid Run Rd	0.38mi	3/2.5	2,200 (+11%)	12mo	$341,500	$155	52
6 Pin Oak Ct	0.25mi	3/2.0	2,179 (+10%)	23mo	$330,000	$151	52
52 Maple Dr	0.55mi	4/2.0 (+1)	1,764 (-11%)	21mo	$291,900	$165	33
45 Rapid Run Rd	0.43mi	4/2.5 (+1)	2,248 (+13%)	23mo	$293,000	$130	32
200 W Rapid Run	0.58mi	4/2.0 (+1)	1,764 (-11%)	24mo	$288,840	$164	29

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: 5.2%
• Equity multiple: 1.30×
• Total profit: $23,799
• Equity at exit: $128,148

10-year hold

• IRR: 8.2%
• Equity multiple: 2.24×
• Total profit: $99,168
• Equity at exit: $197,492

Cash invested: $79,800 (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 29020-7631

• Active inventory: 1
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-163

Break-even live

Break-even rent $2,164

Max offer price $256,146

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-83	+0% $-163	+5% $-244	+10% $-325
Rent	-10% $-318	-5% $-241	+0% $-163	+5% $-86	+10% $-9
Rate	-1.0pp $-20	-0.5pp $-91	base $-163	+0.5pp $-237	+1.0pp $-312

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: $71,250
• Closing costs: $8,550
• 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	0.23mi
44 Bayberry Ct Camden, SC	3.0	2.0	1415	$1,750	$1.24	12d	1	0.70mi
162 Carriagebrook Cir Camden, SC	3.0	2.0	1655	$1,985	$1.20	4d	1	0.72mi

Listing history 10 events

1. 2026-06-16
   statusdays on market $285,000 Pending 58 DOM
2. 2026-06-15
   days on market $285,000 Active 57 DOM
3. 2026-06-14
   days on market $285,000 Active 55 DOM
4. 2026-06-10
   days on market $285,000 Active 52 DOM
5. 2026-06-09
   days on market $285,000 Active 51 DOM
6. 2026-06-09
   status $285,000 Active 50 DOM
7. 2026-05-13
   historical Active - Contingent
8. 2026-04-30
   price $285,000
9. 2026-04-08
   listed $295,000 Active
10. 2004-06-17
    soldstatus $16,000

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$470/yr (+$39/mo · 40.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,486
• − Mortgage interest: −$15,964
• − Property taxes: −$1,154
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$8,291
• Taxable loss: −$7,106
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $-255/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

+1681.2% since first listed

4 events — show timeline

• 2026-05-13 Contingent — Consolidated MLS
• 2026-04-30 Price Changed $285,000 Consolidated MLS
• 2026-04-08 Listed $295,000 Consolidated MLS
• 2004-06-17 Sold (Public Records) $16,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,154 · +2.7% YoY. Source: county tax records.