Real Estate Investing in Beech Island, South Carolina (29842)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29842 (Beech Island, 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: 12.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beech Island, SC (29842)?
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Market Analysis: 29842 Beech Island
ZIP 29842 inside Aiken County looks affordable on the surface — median value of $152K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 29842 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 29842'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.
A healthy renter share of 23% in 29842 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 29842 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Beech Island:
Property Strategy for 29842
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $112,665 | $1,010 | 6.5% | +7.0% | $56,332 |
| 3BR | $224,986 | $1,300 | 4.2% | +7.4% | $74,995 |
| 4BR | $419,887 | $1,590 | 2.7% | +9.5% | $104,972 |
Market Trends
Home Value History (with trend line)
📊 How Does 29842 Compare?
| Metric | 29842 | Beech Island | South Carolina |
|---|---|---|---|
| Home Value | $152,486 | $152,486 | $299,690 |
| 5-Year CAGR | 1.3% | 1.3% | 7.3% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 4.7% | 4.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29842 (Beech Island, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $152,486 |
| Monthly Rent | $909 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (4.7%). 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 29842
Population: 7,727
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
🎓 Nearby Colleges & Universities
Investor Insight: With 3,855 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Beech Island, SC?
Homes in Beech Island, SC typically sell near $152K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What is the typical renter like in Beech Island, SC?
Tenant quality in Beech Island, SC ranks as solid. Landlords generally report consistent occupancy at market rents of $909/mo.
Are landlord laws favorable in Beech Island, SC?
Beech Island, SC operates under SC law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Can I house hack in Beech Island, SC?
Beech Island, SC offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $909/mo rent level.
Are rents high in Beech Island, SC?
Beech Island, SC rentals go for roughly $909/mo a month. That puts gross yield in solid territory relative to $152K acquisition costs.
You know 29842 now. You don’t know where it ranks.
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How 29842 ranks in Augusta-Richmond County, GA-SC
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