Real Estate Investing in Mayesville, South Carolina (29104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29104 (Mayesville, SC)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 26.3% of homes vacant — above national norms.
- Declining values: -4.5% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mayesville, SC (29104)?
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Market Analysis: 29104 Mayesville
Investors eyeing 29104 need to respect the fundamentals at play. Home values of $99K come alongside slower price movement and elevated management overhead.
The 29104 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Mayesville have seen price recovery that 29104 has not matched. Lee County data supports the view that the spread is structural rather than temporary.
The 29104 ZIP's population of 1,559 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
New investors are better served looking at Mayesville's stable or hybrid ZIPs before stepping into 29104. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Mayesville:
Market Trends
Home Value History (with trend line)
📊 How Does 29104 Compare?
| Metric | 29104 | Mayesville | Sumter, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $98,854 | $98,854 | N/A | $299,690 |
| 5-Year CAGR | N/A | N/A | N/A | 7.3% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 6.8% | 6.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29104 (Mayesville, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $98,854 |
| Monthly Rent | $855 |
| Price-to-Rent | 9.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.4% |
| Cap Rate | 6.8% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | -2.0% ▼ |
| 3-Year CAGR | -6.4% ▼ |
| 5-Year CAGR | -4.5% ▼ |
| 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%) is close to the estimated cap rate (6.8%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 29104
Population: 1,559
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 29104
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
Investor Insight: With 1,916 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do landlords face vacancy issues in Mayesville, SC?
Vacancy in Mayesville, SC is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $855/mo.
How landlord-friendly is Mayesville, SC?
Mayesville, SC falls under SC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much do tenants pay in Mayesville, SC?
Rental rates in Mayesville, SC average $855/mo. Tenant demand and $99K home values make the yield look reasonable by investor standards.
Is Mayesville, SC suited for a house hack?
Mayesville, SC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $855/mo rent level.
Does Mayesville, SC make sense for an investment property?
Investors tracking Mayesville, SC will find a 3.0/5 rating supported by $99K median home values and $855/mo rents. That profile suits long-term holders targeting predictable returns.
You know 29104 now. You don’t know where it ranks.
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How 29104 ranks in Sumter, SC
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