Real Estate Investing in Blackville, South Carolina (29817)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29817 (Blackville, SC)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 29.1% of homes vacant — above national norms.
- Declining values: -6.3% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Blackville, SC (29817)?
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Market Analysis: 29817 Blackville
The 29817 ZIP covers a section of Blackville that demands careful diligence. Prices near $101K look accessible, but the work to make a deal cash flow is real.
Turning to rents, the numbers look inviting — $101K purchase price, 0.0% nominal cap — the work to hit that pro forma in 29817 is substantial and deserves full respect.
ZIP 29817's metrics run below Barnwell County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 29817 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. solid returns are possible in 29817, 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 Blackville:
Market Trends
Home Value History (with trend line)
📊 How Does 29817 Compare?
| Metric | 29817 | Blackville | South Carolina |
|---|---|---|---|
| Home Value | $101,400 | $101,400 | $299,690 |
| 5-Year CAGR | N/A | N/A | 7.3% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 7.0% | 7.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29817 (Blackville, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $101,400 |
| Monthly Rent | $909 |
| Price-to-Rent | 9.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.8% |
| Cap Rate | 7.0% |
| 5-Year IRR | 0.7% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | -8.7% ▼ |
| 5-Year CAGR | -6.3% ▼ |
| 10-Year CAGR | -0.7% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.0%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 29817
Population: 4,230
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 29817
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 strategy should investors use in Blackville, SC?
Most investors in Blackville, SC run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the renter demographic in Blackville, SC?
Tenant demand in Blackville, SC is solid. The local workforce $909/mo rents across most rental classes.
What is the investability score for Blackville, SC?
With a 3.0/5 investability score, Blackville, SC ranks as a solid market for rental property investors. Median prices of $101K and rents of $909/mo drive the underlying numbers.
Does a duplex house hack pencil in Blackville, SC?
House hacking works a challenging in Blackville, SC. Rents of $909/mo against $101K acquisition make the strategy solid for owner-occupants.
How much should I expect to pay for a home in Blackville, SC?
Blackville, SC home values average about $101K. That price point suits investors targeting rentals with $909/mo in monthly income.
You know 29817 now. You don’t know where it ranks.
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