Columbia, SC · South Carolina
Saluda County
ZIP 29138
18,958 residents61 permits TTM$52,957 median HHI3 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$123,200
ACS 5-Year
Cap rate proxy
7.9%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.4%
HUD FMR ÷ ACS HHI
Net migration
+1.53%
IRS SOI
Permits (TTM)
61
Census BPS
Climate risk
40.1
FEMA NRI (0–100)
ZIP 29138
Median home value
$163,437
Gross yield
7.5%
Cap rate
6.0%
Rent gap
20.2%
Affordability
P/I: 3.1R/I: —
Section 8 detail
SAFMR: $1,020Rent: $814Gap: 25.3%
ZIP code breakdown3 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 29166 | — | — | — | 7.9% | — |
| 29138 | $163,437 | $1,020 | 7.5% | 6.0% | 20.2% |
| 29006 | $173,532 | $1,020 | 7.1% | 5.6% | 20.2% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
78.1%
Census ACS
Vacancy rate
20.3%
Census ACS
Bachelor's degree +
19.8%
Census ACS
Rent burdened
38.3%
Census ACS (>30% income)
Median age
43.0
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