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Aiken County/Wagener/29164

29164

ZIPSAFMR
Aiken County, SC
Zillow

ZIP Investment Score

90Below average

095130300
BRFMR
Eff. Rent
0 BR$830$830
1 BR$1,000$1,000
2 BR$1,110$1,110
3 BR$1,400$1,400
4 BR$1,700$1,700
5 BR$1,955Not available
6 BR$2,248Not available
7 BR$2,585Not available
8 BR$2,973Not available

Purchase Price Calculator

Maximum purchase price
$103,029

Cost breakdown

+Likely effective rent$1,110
HUD FMRUsed$1,110
Market rentN/A
Est. payment standardN/A
-Principal and interest-$521
Loan amount$82,423
Down payment$20,606
Rate6.50%
Term30 years
-Operating costs-$389
Property taxes-$103
Insurance-$175
Utilities$0
HOA$0
Management-$111
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,075(87.7% ROI)
Projected value
$110,951
Return breakdown
Property appreciation+$7,922
Loan principal paid down+$2,953
Rental cash flow+$7,200
5-year hold
+$30,805(149.5% ROI)
Projected value
$116,568
Return breakdown
Property appreciation+$13,539
Loan principal paid down+$5,266
Rental cash flow+$12,000
10-year hold
+$65,405(317.4% ROI)
Projected value
$131,886
Return breakdown
Property appreciation+$28,857
Loan principal paid down+$12,548
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 29164 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29164 (Wagener, SC) is $1,110 a month. That is up 2.8% from $1,080 in FY 2026. Wagener is in the Augusta-Richmond County, GA-SC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 28 ZIP codes in Aiken County, 29164 has the 17th-highest two-bedroom rent (county range $1,000–$1,410). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29164 is 1% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29164
BedroomsFY 2027Change90–110% range
Studio$830+3.8%$747–$913
1BR$1,000+5.3%$900–$1,100
2BR$1,110+2.8%$999–$1,221
3BR$1,400+0.7%$1,260–$1,540
4BR$1,7000.0%$1,530–$1,870

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29164
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$830$1,000$1,110$1,400$1,700
FY 2026$800$950$1,080$1,390$1,700
FY 2025$740$880$1,000$1,320$1,610
FY 2024$690$820$940$1,250$1,520
FY 2023$650$770$880$1,180$1,450

Two-bedroom rent in nearby Aiken County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 29164
29006$1,000−9.9%
29105$1,170+5.4%
29129$1,000−9.9%
29137$1,000−9.9%
29146$1,000−9.9%
29164Current$1,110—
29801$1,300+17.1%
29802$1,250+12.6%
29803$1,340+20.7%
29804$1,250+12.6%
29805$1,000−9.9%
29809$1,000−9.9%

Questions about ZIP 29164 rents

How much will Section 8 pay for a two-bedroom in ZIP 29164?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,110, that basic range is $999 to $1,221 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 29164 in?

ZIP 29164 is in the Augusta-Richmond County, GA-SC HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 29164 for FY 2027?

The two-bedroom FMR rose 2.8%, from $1,080 in FY 2026 to $1,110 in FY 2027. Since FY 2023 it has risen 26.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentWagener, SC fair market rentSC statewide rentsWhat is SAFMR?Data sources