Real Estate Investing in Calhoun Falls, South Carolina (29628)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29628 (Calhoun Falls, SC)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.1% of homes vacant — above national norms.
- Lower household income: $29,671 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Calhoun Falls, SC (29628)?
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Market Analysis: 29628 Calhoun Falls
The 29628 ZIP in Calhoun Falls, SC is a local-operator market. Outside capital chasing a $121K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 29628 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 29628 among SC's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 29628 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Calhoun Falls's stable or hybrid ZIPs before stepping into 29628. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Calhoun Falls:
Market Trends
Home Value History (with trend line)
📊 How Does 29628 Compare?
| Metric | 29628 | Calhoun Falls | South Carolina |
|---|---|---|---|
| Home Value | $120,569 | $120,569 | $299,690 |
| 5-Year CAGR | 4.4% | 4.4% | 7.3% |
| Avg Rent | $810 | $810 | - |
| Cap Rate | 5.2% | 5.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29628 (Calhoun Falls, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $120,569 |
| Monthly Rent | $810 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.2% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (5.2%). 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 29628
Population: 2,405
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 29628
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.
Frequently Asked Questions
What is the renter demographic in Calhoun Falls, SC?
Tenant demand in Calhoun Falls, SC is solid. The local workforce $810/mo rents across most rental classes.
How does Calhoun Falls, SC stack up for property investment?
The 3.0/5 investability rating in Calhoun Falls, SC reflects its $121K prices and $810/mo rents. Investors generally consider it a solid option within SC.
Is Calhoun Falls, SC a friendly market for rental owners?
Rental owners in Calhoun Falls, SC deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the average monthly rent in Calhoun Falls, SC?
Investors in Calhoun Falls, SC typically see rents near $810/mo per month against $121K home values - a solid setup for rental cash flow.
How much does a house cost in Calhoun Falls, SC?
The median home value in Calhoun Falls, SC is roughly $121K. That puts it reasonable relative to the SC statewide average.
You know 29628 now. You don’t know where it ranks.
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