Real Estate Investing in Warrenville, South Carolina (29851)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29851 (Warrenville, 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: 15.3% of homes vacant — above national norms.
- Declining values: -3.4% 5-year CAGR — values have moved lower.
What’s happening in Warrenville, SC (29851)?
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Market Analysis: 29851 Warrenville
The 29851 ZIP posts an notable value-add profile — below-median pricing at $110K, a renter base of 28%, and room for operational improvement.
Investors in 29851 do not buy the market average — they buy the unit they can improve. $110K median pricing and $1,475/mo comps define the envelope within which the work has to pay.
Comparing Warrenville submarkets, ZIP 29851 offers an entry cost that most surrounding neighborhoods have moved past. The durable delta is the opportunity.
The 29851 ZIP's demographic trend has been one of stability with upside — population of 9,081, steady renter share, and an incoming cohort that is willing to pay for improved units.
Experienced operators with contractor networks find 29851 worth a close look for. First-time flippers often underestimate scope, budget, and timeline, which is how deals here turn sour.
Here's what matters if you're considering buying a home in Warrenville:
Property Strategy for 29851
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $118,076 | $1,250 | 7.6% | +6.3% | $59,038 |
| 3BR | $235,001 | $1,610 | 4.9% | +8.6% | $78,334 |
| 4BR | $299,167 | $1,970 | 4.7% | +8.5% | $74,792 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 29851 Compare?
| Metric | 29851 | Warrenville | South Carolina |
|---|---|---|---|
| Home Value | $110,446 | $110,446 | $299,690 |
| 5-Year CAGR | N/A | N/A | 7.3% |
| Avg Rent | $1,475 | $1,475 | - |
| Cap Rate | 10.4% | 10.4% | - |
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 29851 (Warrenville, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $110,446 |
| Monthly Rent | $1,475 |
| Price-to-Rent | 6.2:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.0% |
| Cap Rate | 10.4% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | -3.4% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.4%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 29851
Population: 9,081
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 29851
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Gloverville Elementary
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 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 Warrenville, SC?
Homes in Warrenville, SC typically sell near $110K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
What is the best play in Warrenville, SC?
For Warrenville, SC, value-add and BRRRR deals is the standard investor playbook. The market structure makes it a reasonable default approach.
Is it possible to hit the 1% rule in Warrenville, SC?
Yes, many Warrenville, SC properties clear the 1% rule. The rent-to-price ratio averages 1.34%, supported by $1,475/mo rents.
How viable is house hacking in Warrenville, SC?
The house hack math an attractive in Warrenville, SC. Owner-occupant buyers benefit from the $1,475/mo rents and $110K home values.
Is BRRRR a fit for Warrenville, SC?
Warrenville, SC BRRRR deals are a strong. With proper buy-side discipline, operators can recycle most of their capital post-refinance.
You know 29851 now. You don’t know where it ranks.
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How 29851 ranks in Augusta-Richmond County, GA-SC
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