Real Estate Investing in Mc Bee, South Carolina (29101)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29101 (Mc Bee, SC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mc Bee, SC (29101)?
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Market Analysis: 29101 Mc Bee
Not every below-median market is a bargain. Mc Bee's 29101 ZIP reflects signals that favor experienced operators who can absorb the risk $165K pricing implies.
Rent of $855/mo on a $165K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 29101 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Mc Bee have seen price recovery that 29101 has not matched. Chesterfield County data supports the view that the spread is structural rather than temporary.
Who lives in 29101 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 29101 is an operator game, not a passive one. In practical terms, entry prices of $165K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Mc Bee:
Market Trends
Home Value History (with trend line)
📊 How Does 29101 Compare?
| Metric | 29101 | Mc Bee | Florence, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $164,627 | $164,627 | N/A | $299,690 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 7.3% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29101 (Mc Bee, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $164,627 |
| Monthly Rent | $855 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +12.5% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 29101
Population: 2,724
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 29101
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the typical vacancy rate in Mc Bee, SC?
Mc Bee, SC vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do landlord-tenant laws work in Mc Bee, SC?
SC law landlord-friendly for landlords, and Mc Bee inherits those rules. Investors should still review local ordinances for rental licensing.
Can I house hack in Mc Bee, SC?
Mc Bee, SC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $855/mo rent level.
What monthly rent should investors expect in Mc Bee, SC?
Average rent in Mc Bee, SC is approximately $855/mo per month. Against $165K home values that yields a reasonable rent-to-price ratio.
How much does a house cost in Mc Bee, SC?
Homes in Mc Bee, SC typically sell near $165K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
You know 29101 now. You don’t know where it ranks.
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