Real Estate Investing in Townville, South Carolina (29689)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29689 (Townville, SC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 33.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 37.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Townville, SC (29689)?
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Market Analysis: 29689 Townville
ZIP 29689 inside Anderson County looks affordable on the surface — median value of $409K — but the discount exists for reasons that a careful buyer should understand before committing.
In practical terms, the numbers look inviting — $409K purchase price, 0.0% nominal cap — the work to hit that pro forma in 29689 is substantial and deserves full respect.
Put differently, 29689 offers a low basis, the region around Townville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 29689 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 29689 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 Townville:
Property Strategy for 29689
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $430,452 | $1,290 | 2.2% | +11.6% | $143,484 |
| 4BR | $652,494 | $1,560 | 1.7% | +13.2% | $163,123 |
Market Trends
Home Value History (with trend line)
📊 How Does 29689 Compare?
| Metric | 29689 | Townville | Greenville-Anderson, SC | South Carolina |
|---|---|---|---|---|
| Home Value | $408,740 | $408,740 | N/A | $299,690 |
| 5-Year CAGR | 8.1% | 8.1% | N/A | 7.3% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 29689 (Townville, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $408,740 |
| Monthly Rent | $900 |
| Price-to-Rent | 37.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (1.7%). 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 29689
Population: 4,147
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 29689
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 4,015 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Townville, SC?
Median home price in Townville, SC is near $409K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Is vacancy a concern in Townville, SC?
Occupancy in Townville, SC runs measured with elevated vacancy. Well-priced units at $900/mo lease on reasonable timelines.
Is the tenant base reliable in Townville, SC?
Tenant quality in Townville, SC ranks as solid. Landlords generally report stable occupancy at market rents of $900/mo.
Is rental property easy to operate in Townville, SC?
SC law landlord-friendly for landlords, and Townville inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is Townville, SC for real estate investors?
Investors tracking Townville, SC will find a 3.0/5 rating supported by $409K median home values and $900/mo rents. That profile suits long-term holders targeting reliable returns.
You know 29689 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 29689 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 29689 ranks in Greenville-Anderson, SC
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