Real Estate Investing in Longcreek, South Carolina (29658)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29658 (Longcreek, SC)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 30.1% of homes vacant — above national norms.
- Higher unemployment: 22.3% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Longcreek, SC (29658)?
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Market Analysis: 29658 Longcreek
ZIP 29658 inside Oconee County looks affordable on the surface — median value of $263K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 29658 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader SC picture, 29658 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 29658 ZIP's population of 374 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Experienced landlords with local relationships tend to find 29658 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 Longcreek:
Market Trends
Home Value History (with trend line)
📊 How Does 29658 Compare?
| Metric | 29658 | Longcreek | Seneca, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $263,445 | $263,445 | N/A | $299,690 |
| 5-Year CAGR | N/A | N/A | N/A | 7.3% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29658 (Longcreek, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $263,445 |
| Monthly Rent | $927 |
| Price-to-Rent | 23.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 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%) exceeds the estimated cap rate (2.7%). 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 29658
Population: 374
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What price range are homes in Longcreek, SC?
Median home price in Longcreek, SC is near $263K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How viable is house hacking in Longcreek, SC?
House hacking in Longcreek, SC is a challenging. With home values around $263K and rents at $927/mo, owner-occupants can offset a meaningful share of PITI.
Is the tenant base reliable in Longcreek, SC?
The renter base in Longcreek, SC is reasonable for the $927/mo price point. Screening well and pricing to market typically yields reliable tenants.
How strict are landlord regulations in Longcreek, SC?
Longcreek, SC operates under SC law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
How much do tenants pay in Longcreek, SC?
Rent in Longcreek, SC is around $927/mo. The resulting rent-to-value relationship with $263K pricing is reasonable for most investor models.
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