Real Estate Investing in Columbia, South Carolina (29204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29204 (Columbia, SC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.2% of homes vacant — above national norms.
What’s happening in Columbia, SC (29204)?
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Market Analysis: 29204 Columbia
ZIP 29204 in Columbia, SC carries a notable set of headwinds. Home values near $189K and rents of $1,333/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 29204 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 29204's metrics run below Richland County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 29204 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 29204 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Columbia:
Property Strategy for 29204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $129,420 | $1,170 | 6.5% | +9.7% | $64,710 |
| 3BR | $195,446 | $1,500 | 5.5% | +8.1% | $65,149 |
| 4BR | $331,287 | $1,800 | 3.9% | +8.2% | $82,822 |
| 5BR | $412,037 | — | — | +8.2% | $82,407 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 29204 Compare?
| Metric | 29204 | Columbia | Columbia, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $189,049 | $72,920 | N/A | $299,690 |
| 5-Year CAGR | 5.4% | 5.8% | N/A | 7.3% |
| Avg Rent | $1,333 | $1,482 | N/A | - |
| Cap Rate | 5.5% | 5.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29204 (Columbia, SC). Anonymous, moderated, never written by AI.
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Property managers serving Richland County
Manage rentals here? List your business →Columbia Property Management offers consistent, first-class service for apartments and rentals in Columbia, SC, focusing on real estate management. summary from their website
CAMS Community Association Management Services provides management and financial services for community associations, offering support for homeowners and board members. summary from their website
Chevelle Property Management, LLC is located at 7803 St Andrews Rd, Irmo, South Carolina. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $189,049 |
| Monthly Rent | $1,333 |
| Price-to-Rent | 11.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.5% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 Rent Trends
| 1-Year | -10.9% ▼ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.5%). 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 29204
Population: 18,067
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 29204
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Hand Middle
A. C. Moore Elementary
Brockman Elementary
Brennen Elementary
Rosewood Elementary
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 average home sale price in Columbia, SC?
Typical homes in Columbia, SC go for around $189K. The 5-year CAGR of 0.0% even-keeled price movement.
How strong is the working-renter base in Columbia, SC?
The renter base in Columbia, SC is reasonable for the $1,333/mo price point. Screening well and pricing to market typically yields predictable tenants.
How much rent can I charge in Columbia, SC?
Columbia, SC rentals go for roughly $1,333/mo a month. That puts gross yield in solid territory relative to $189K acquisition costs.
How quickly do rentals get leased in Columbia, SC?
Vacancy risk in Columbia, SC is elevated. That supports reliable cash flow for typical rental holds.
What strategy should investors use in Columbia, SC?
Investors usually favor careful cash-flow rentals with hands-on management in Columbia, SC. With home values at $189K and rents near $1,333/mo, other strategies can work but produce steady rather than outsized returns.
You know 29204 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 29204 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 29204 ranks in Columbia, SC
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