Augusta-Richmond County, GA-SC · South Carolina
Aiken County
ZIP 29851
171,949 residents1,786 permits TTM$67,940 median HHI17 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$199,500
ACS 5-Year
Cap rate proxy
7.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.2%
HUD FMR ÷ ACS HHI
Net migration
+1.49%
IRS SOI
Permits (TTM)
1,786
Census BPS
Climate risk
84.2
FEMA NRI (0–100)
ZIP 29851
Median home value
$108,446
Gross yield
13.8%
Buy Box score
0.8
Section 8 gap
21.2%
Affordability
P/I: 1.6R/I: —
Section 8 detail
SAFMR: $1,250Rent: $1,031Gap: 21.2%
ZIP code breakdown17 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 29851 | $108,446 | $1,250 | 13.8% | 11.4% | 17.5% |
| 29137 | $109,750 | $970 | 10.6% | 11.3% | -6.3% |
| 29831 | $124,967 | $1,180 | 11.3% | 9.9% | 12.6% |
| 29856 | $125,022 | $970 | 9.3% | 9.9% | -6.3% |
| 29809 | $125,781 | $970 | 9.3% | 9.8% | -6.3% |
| 29105 | $128,084 | $1,110 | 10.4% | 9.7% | 7.1% |
| 29829 | $275,717 | $1,260 | 5.5% | 9.2% | -68.4% |
| 29801 | $209,739 | $1,280 | 7.3% | 9.0% | -23.1% |
| 29164 | $142,623 | $1,080 | 9.1% | 8.7% | 4.5% |
| 29129 | $144,598 | $1,020 | 8.5% | 8.6% | -1.1% |
| 29842 | $145,517 | $1,010 | 8.3% | 8.5% | -2.1% |
| 29841 | $219,374 | $1,180 | 6.5% | 7.7% | -18.8% |
| 29816 | $199,500county est. | $1,140 | 6.9% | 6.2% | 9.6% |
| 29828 | $199,500county est. | $1,240 | 7.5% | 6.2% | 16.9% |
| 29834 | $199,500county est. | $1,100 | 6.6% | 6.2% | 6.3% |
| 29805 | $223,594 | $1,010 | 5.4% | 5.5% | -2.1% |
| 29803 | $309,502 | $1,310 | 5.1% | 5.2% | -3.1% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
76.7%
Census ACS
Vacancy rate
12.8%
Census ACS
Bachelor's degree +
31.1%
Census ACS
Rent burdened
43.3%
Census ACS (>30% income)
Median age
41.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026