Real Estate Investing in Barnwell, South Carolina (29812)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29812 (Barnwell, SC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 14.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.9% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Barnwell, SC (29812)?
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Market Analysis: 29812 Barnwell
Investors eyeing 29812 need to respect the fundamentals at play. Home values of $175K come alongside slower price movement and elevated management overhead.
The investment case in 29812 is sturdy only for operators who understand what they are buying. A $175K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 29812 and stronger Barnwell ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 29812 ZIP's population of 10,965 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 29812 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Barnwell:
Market Trends
Home Value History (with trend line)
📊 How Does 29812 Compare?
| Metric | 29812 | Barnwell | South Carolina |
|---|---|---|---|
| Home Value | $175,437 | $175,437 | $299,690 |
| 5-Year CAGR | 0.9% | 0.9% | 7.3% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29812 (Barnwell, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,437 |
| Monthly Rent | $810 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 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 (3.6%). 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 29812
Population: 10,965
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 29812
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 599 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Barnwell, SC?
Median home price in Barnwell, SC is near $175K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
Where do rents currently stand in Barnwell, SC?
The typical rental in Barnwell, SC commands about $810/mo monthly. That rent profile even-keeled cash flow against the $175K purchase basis.
What is the tenant pool like in Barnwell, SC?
The tenant pool in Barnwell, SC is solid, supported by local employment and population fundamentals. Rents of $810/mo are well-absorbed by the market.
What does house hacking look like in Barnwell, SC?
The a challenging house-hack environment in Barnwell, SC reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Does Barnwell, SC favor landlords or tenants?
Rental owners in Barnwell, SC deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 29812 now. You don’t know where it ranks.
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