Real Estate Investing in North Augusta, South Carolina (29860)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 29860 (North Augusta, SC)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
What’s happening in North Augusta, SC (29860)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 29860 North Augusta
Investors eyeing 29860 need to respect the fundamentals at play. Home values of $336K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $336K purchase price, 0.0% nominal cap — the work to hit that pro forma in 29860 is substantial and deserves full respect.
In the broader SC picture, 29860 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 29860 ZIP's population of 17,412 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The right play in 29860 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 North Augusta:
Property Strategy for 29860
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $269,191 | $1,140 | 3.0% | +5.9% | $269,191 |
| 2BR | $238,788 | $1,290 | 3.9% | +6.7% | $119,394 |
| 3BR | $294,151 | $1,660 | 4.1% | +7.4% | $98,050 |
| 4BR | $389,387 | $2,030 | 3.8% | +6.9% | $97,347 |
| 5BR | $449,015 | — | — | +7.0% | $89,803 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 29860 Compare?
| Metric | 29860 | North Augusta | South Carolina |
|---|---|---|---|
| Home Value | $335,860 | $287,081 | $299,690 |
| 5-Year CAGR | 5.3% | 5.2% | 7.3% |
| Avg Rent | $1,887 | $1,688 | - |
| Cap Rate | 4.4% | 4.6% | - |
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 29860 (North Augusta, SC). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 29860 (North Augusta, SC)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $335,860 |
| Monthly Rent | $1,887 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (4.4%). 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 29860
Population: 17,412
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 29860
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
Investor Insight: With 2,064 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of vacancy should I budget for in North Augusta, SC?
North Augusta, SC vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the typical rental rate in North Augusta, SC?
The typical rental in North Augusta, SC commands about $1,887/mo monthly. That rent profile reliable cash flow against the $336K purchase basis.
How qualified is the tenant pool in North Augusta, SC?
Expect a solid tenant pool in North Augusta, SC. The rental market absorbs $1,887/mo rents without meaningful friction.
Which real estate strategy fits North Augusta, SC?
The best-fit strategy in North Augusta, SC is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is real estate in North Augusta, SC a good investment right now?
North Augusta, SC scores 3.0/5 for investability. Home values sit at $336K and rents near $1,887/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 29860 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 29860 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 29860 ranks in Augusta-Richmond County, GA-SC
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 29860 (North Augusta)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 29860 (North Augusta, SC).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.