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Aiken County/Beech Island/29842

29842

ZIPSAFMR
Aiken County, SC
Zillow

ZIP Investment Score

120Above average

095130300
BRFMR
Eff. Rent
0 BR$780$860
1 BR$940$980
2 BR$1,040$1,120
3 BR$1,310$1,440
4 BR$1,590$1,750
5 BR$1,828Not available
6 BR$2,103Not available
7 BR$2,418Not available
8 BR$2,781Not available

Purchase Price Calculator

Maximum purchase price
$104,515

Cost breakdown

+Likely effective rent$1,120
HUD FMR$1,040
Market rent$1,160
Est. payment standard (108%)Used$1,120
-Principal and interest-$528
Loan amount$83,612
Down payment$20,903
Rate6.50%
Term30 years
-Operating costs-$392
Property taxes-$105
Insurance-$175
Utilities$0
HOA$0
Management-$112
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,232(87.2% ROI)
Projected value
$112,551
Return breakdown
Property appreciation+$8,036
Loan principal paid down+$2,996
Rental cash flow+$7,200
5-year hold
+$31,076(148.7% ROI)
Projected value
$118,249
Return breakdown
Property appreciation+$13,734
Loan principal paid down+$5,342
Rental cash flow+$12,000
10-year hold
+$66,002(315.8% ROI)
Projected value
$133,788
Return breakdown
Property appreciation+$29,273
Loan principal paid down+$12,729
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.77
1 BR
0.94
2 BR
0.90
3 BR
0.83
4 BR
0.75
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 29842 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29842 (Beech Island, SC) is $1,040 a month. That is up 3.0% from $1,010 in FY 2026. Beech Island 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, 29842 is tied for the 19th-highest two-bedroom rent (county range $1,000–$1,410). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29842 is 5% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29842
BedroomsFY 2027Change90–110% range
Studio$780+4.0%$702–$858
1BR$940+5.6%$846–$1,034
2BR$1,040+3.0%$936–$1,144
3BR$1,310+0.8%$1,179–$1,441
4BR$1,5900.0%$1,431–$1,749

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29842
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$780$940$1,040$1,310$1,590
FY 2026$750$890$1,010$1,300$1,590
FY 2025$730$870$990$1,320$1,610
FY 2024$680$810$920$1,240$1,510
FY 2023$620$730$830$1,120$1,380

Two-bedroom rent in nearby Aiken County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 29842
29828$1,120+7.7%
29829$1,220+17.3%
29831$1,250+20.2%
29832$1,010−2.9%
29834$1,0400.0%
29839$1,250+20.2%
29841$1,270+22.1%
29842Current$1,040—
29847$1,070+2.9%
29851$1,310+26.0%
29853$1,000−3.8%
29856$1,130+8.7%

Questions about ZIP 29842 rents

How much will Section 8 pay for a two-bedroom in ZIP 29842?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,040, that basic range is $936 to $1,144 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 29842 in?

ZIP 29842 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 29842 for FY 2027?

The two-bedroom FMR rose 3.0%, from $1,010 in FY 2026 to $1,040 in FY 2027. Since FY 2023 it has risen 25.3%.

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 rentBeech Island, SC fair market rentSC statewide rentsWhat is SAFMR?Data sources