Real Estate Investing in Aiken, South Carolina (29805)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29805 (Aiken, 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.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Aiken, SC (29805)?
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Market Analysis: 29805 Aiken
The 29805 ZIP covers a section of Aiken that demands careful diligence. Prices near $237K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 29805 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 29805's metrics run below Aiken County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 29805 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. solid returns are possible in 29805, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Aiken:
Property Strategy for 29805
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $346,139 | $1,300 | 2.7% | +8.9% | $115,380 |
| 4BR | $435,533 | $1,590 | 2.6% | +7.7% | $108,883 |
Market Trends
Home Value History (with trend line)
📊 How Does 29805 Compare?
| Metric | 29805 | Aiken | South Carolina |
|---|---|---|---|
| Home Value | $236,520 | $258,352 | $299,690 |
| 5-Year CAGR | 3.0% | 3.5% | 7.3% |
| Avg Rent | $909 | $1,291 | - |
| Cap Rate | 3.0% | 4.0% | - |
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 29805 (Aiken, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $236,520 |
| Monthly Rent | $909 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 29805
Population: 4,882
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 29805
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
What is the typical vacancy rate in Aiken, SC?
Occupancy in Aiken, SC runs reliable with elevated vacancy. Well-priced units at $909/mo lease on reasonable timelines.
What investment strategy works best in Aiken, SC?
In Aiken, SC the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $237K prices and $909/mo rents suits that approach.
Is Aiken, SC good for landlords?
Aiken, SC falls under SC landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Does house hacking work in Aiken, SC?
House hacking works a challenging in Aiken, SC. Rents of $909/mo against $237K acquisition make the strategy solid for owner-occupants.
What is the median home value in Aiken, SC?
Typical homes in Aiken, SC go for around $237K. The 5-year CAGR of 0.0% stable price movement.
You know 29805 now. You don’t know where it ranks.
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How 29805 ranks in Augusta-Richmond County, GA-SC
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