Real Estate Investing in Williston, South Carolina (29853)
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Should you buy in 29853 (Williston, SC)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.7% of homes vacant — above national norms.
- Declining values: -2.5% 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 Williston, SC (29853)?
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Market Analysis: 29853 Williston
This part of Barnwell County is not an easy win. The 29853 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On the rental side, the numbers look inviting — $138K purchase price, 0.0% nominal cap — the work to hit that pro forma in 29853 is substantial and deserves full respect.
Regionally, 29853 sits on the difficult end of the SC spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 29853 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 29853 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 Williston:
Market Trends
Home Value History (with trend line)
📊 How Does 29853 Compare?
| Metric | 29853 | Williston | South Carolina |
|---|---|---|---|
| Home Value | $137,816 | $137,816 | $299,690 |
| 5-Year CAGR | N/A | N/A | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 4.9% | 4.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 29853 (Williston, SC). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $137,816 |
| Monthly Rent | $873 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | -3.5% ▼ |
| 5-Year CAGR | -2.5% ▼ |
| 10-Year CAGR | +2.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). 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 29853
Population: 6,011
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 29853
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
Is Williston in SC worth investing in?
With a 3.0/5 investability score, Williston, SC ranks as a solid market for rental property investors. Median prices of $138K and rents of $873/mo drive the underlying numbers.
How much is rent in Williston, SC?
The typical rental in Williston, SC commands about $873/mo monthly. That rent profile even-keeled cash flow against the $138K purchase basis.
Are tenants stable in Williston, SC?
Tenant demand in Williston, SC is solid. The local workforce $873/mo rents across most rental classes.
How expensive is real estate in Williston, SC?
Expect median prices around $138K in Williston, SC. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Which real estate strategy fits Williston, SC?
In Williston, SC the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $138K prices and $873/mo rents suits that approach.
You know 29853 now. You don’t know where it ranks.
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How 29853 ranks in Augusta-Richmond County, GA-SC
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