Real Estate Investing in Easley, South Carolina (29640)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29640 (Easley, 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.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
What’s happening in Easley, SC (29640)?
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Market Analysis: 29640 Easley
Not every below-median market is a bargain. Easley's 29640 ZIP posts signals that favor experienced operators who can absorb the risk $281K pricing implies.
Rent of $1,549/mo on a $281K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 29640 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 29640 among SC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Stepping back, 32,997 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The 29640 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Easley:
Property Strategy for 29640
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $170,695 | $1,180 | 5.0% | +8.4% | $85,348 |
| 3BR | $274,008 | $1,440 | 3.8% | +8.7% | $91,336 |
| 4BR | $359,264 | $1,720 | 3.4% | +9.3% | $89,816 |
| 5BR | $346,670 | — | — | +7.3% | $69,334 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 29640 Compare?
| Metric | 29640 | Easley | Greenville-Anderson, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $281,184 | $319,005 | N/A | $299,690 |
| 5-Year CAGR | 6.7% | 6.3% | N/A | 7.3% |
| Avg Rent | $1,549 | $1,647 | N/A | - |
| Cap Rate | 4.3% | 4.1% | - | - |
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 29640 (Easley, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $281,184 |
| Monthly Rent | $1,549 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). 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 29640
Population: 32,997
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 29640
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 3,443 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Easley, SC?
Rent in Easley, SC is around $1,549/mo. The resulting rent-to-value relationship with $281K pricing is reasonable for most investor models.
Is vacancy a concern in Easley, SC?
Easley, SC sees elevated vacancy, which is reasonable relative to the broader SC rental market.
Should investors consider Easley, SC?
Our data puts Easley, SC at 3.0/5 for investability. Home prices of $281K and rents around $1,549/mo create a solid backdrop for investor activity.
Is Easley, SC suited for a house hack?
Easley, SC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,549/mo rent level.
Is Easley, SC landlord-friendly?
Easley, SC operates under SC law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 29640 now. You don’t know where it ranks.
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How 29640 ranks in Greenville-Anderson, SC
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