Real Estate Investing in Wagener, South Carolina (29164)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29164 (Wagener, 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.
- Declining values: -0.5% 5-year CAGR — values have moved lower.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wagener, SC (29164)?
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Market Analysis: 29164 Wagener
The 29164 ZIP in Wagener, SC is a local-operator market. Outside capital chasing a $142K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 29164 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 29164 and stronger Wagener ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 29164 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 29164 is an operator game, not a passive one. Stepping back, entry prices of $142K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Wagener:
Market Trends
Home Value History (with trend line)
📊 How Does 29164 Compare?
| Metric | 29164 | Wagener | South Carolina |
|---|---|---|---|
| Home Value | $141,720 | $141,720 | $299,690 |
| 5-Year CAGR | N/A | N/A | 7.3% |
| Avg Rent | $972 | $972 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29164 (Wagener, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,720 |
| Monthly Rent | $972 |
| Price-to-Rent | 12.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.4% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | -0.5% ▼ |
| 10-Year CAGR | +2.6% ▲ |
🏠 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 (5.4%). 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 29164
Population: 4,961
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 29164
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.
Frequently Asked Questions
Is vacancy a concern in Wagener, SC?
Wagener, SC sees elevated vacancy, which is reasonable relative to the broader SC rental market.
What does house hacking look like in Wagener, SC?
Wagener, SC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $972/mo rent level.
Are landlord laws favorable in Wagener, SC?
SC ranks as a landlord-friendly state for landlord-tenant law. Wagener generally follows the statewide framework, so landlords face reasonable operating rules.
What monthly rent should investors expect in Wagener, SC?
Rent in Wagener, SC is around $972/mo. The resulting rent-to-value relationship with $142K pricing is reasonable for most investor models.
Where do home prices stand in Wagener, SC?
Homes in Wagener, SC typically sell near $142K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
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