Real Estate Investing in Abbeville, South Carolina (29620)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29620 (Abbeville, 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: 12.0% 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 Abbeville, SC (29620)?
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Market Analysis: 29620 Abbeville
Not every below-median market is a bargain. Abbeville's 29620 ZIP comes in at signals that favor experienced operators who can absorb the risk $218K pricing implies.
The investment case in 29620 is substantial only for operators who understand what they are buying. A $218K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader SC picture, 29620 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 29620 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 29620 is an operator game, not a passive one. Stepping back, entry prices of $218K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Abbeville:
Property Strategy for 29620
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $153,199 | $930 | 4.4% | +11.9% | $76,600 |
| 3BR | $232,845 | $1,260 | 3.9% | +10.0% | $77,615 |
| 4BR | $335,604 | $1,440 | 3.1% | +9.3% | $83,901 |
Market Trends
Home Value History (with trend line)
📊 How Does 29620 Compare?
| Metric | 29620 | Abbeville | South Carolina |
|---|---|---|---|
| Home Value | $218,410 | $218,410 | $299,690 |
| 5-Year CAGR | 5.4% | 5.4% | 7.3% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29620 (Abbeville, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $218,410 |
| Monthly Rent | $837 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.0%). 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 29620
Population: 12,116
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 29620
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
How much do tenants pay in Abbeville, SC?
Rent in Abbeville, SC is around $837/mo. The resulting rent-to-value relationship with $218K pricing is reasonable for most investor models.
Are renters plentiful in Abbeville, SC?
Abbeville, SC draws a reliable base of working renters. Demand at the $837/mo rent level is reasonable for standard single-family and small multi rentals.
How should investors approach Abbeville, SC?
In Abbeville, SC the significant play is typically careful cash-flow rentals with hands-on management. The combination of $218K prices and $837/mo rents suits that approach.
How landlord-friendly is Abbeville, SC?
The landlord environment in Abbeville, SC is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Abbeville, SC a good market for FHA house hackers?
Abbeville, SC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $837/mo rent level.
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