Aiken County/Warrenville/29851

29851

ZIPSAFMR

Aiken County, SC

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ZIP Investment Score

147High yield potential

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$980	$980	10.3%
1 BR	$1,180	$1,150	10.7%
2 BR	$1,310	$1,290	9.4%
3 BR	$1,650	$1,820	7.5%
4 BR	$2,010	$2,130	7.5%
5 BR	$2,312	Not available	7.5%
6 BR	$2,658	Not available	7.5%
7 BR	$3,057	Not available	7.5%
8 BR	$3,516	Not available	7.5%

Purchase Price Calculator

Maximum purchase price

$129,777

Cost breakdown

+Likely effective rent$1,290

HUD FMR$1,310

Market rentUsed$1,290

Est. payment standard (99%)$1,300

-Principal and interest-$656

Loan amount$103,822

Down payment$25,955

Rate6.50%

Term30 years

-Operating costs-$434

Property taxes-$130

Insurance-$175

Utilities$0

HOA$0

Management-$129

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$20,898(80.5% ROI)

Projected value

$139,756

Return breakdown

Property appreciation+$9,979

Loan principal paid down+$3,720

Rental cash flow+$7,200

5-year hold

+$35,687(137.5% ROI)

Projected value

$146,831

Return breakdown

Property appreciation+$17,054

Loan principal paid down+$6,633

Rental cash flow+$12,000

10-year hold

+$76,154(293.4% ROI)

Projected value

$166,126

Return breakdown

Property appreciation+$36,349

Loan principal paid down+$15,806

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.00ratio

FMR$980

Market$980

vs market+$0

FMR is near market; voucher and private rents are aligned.

1.00

1 BR

1.03ratio

FMR$1,180

Market$1,150

vs market+$30

FMR is near market; voucher and private rents are aligned.

1.03

2 BR

1.02ratio

FMR$1,310

Market$1,290

vs market+$20

FMR is near market; voucher and private rents are aligned.

1.02

3 BR

0.86ratio

FMR$1,650

Market$1,910

vs market-$260

FMR is below market; voucher rent may lag private rents.

0.86

4 BR

0.91ratio

FMR$2,010

Market$2,200

vs market-$190

FMR is near market; voucher and private rents are aligned.

0.91

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 29851 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29851 (Warrenville, SC) is $1,310 a month. That is up 4.8% from $1,250 in FY 2026. Warrenville 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, 29851 has the 3rd-highest two-bedroom rent (county range $1,000–$1,410). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29851 is 19% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29851
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$930	$980	+5.4%	$882–$1,078
1BR	$1,100	$1,180	+7.3%	$1,062–$1,298
2BR	$1,250	$1,310	+4.8%	$1,179–$1,441
3BR	$1,610	$1,650	+2.5%	$1,485–$1,815
4BR	$1,970	$2,010	+2.0%	$1,809–$2,211

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29851
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$980	$1,180	$1,310	$1,650	$2,010
FY 2026	$930	$1,100	$1,250	$1,610	$1,970
FY 2025	$840	$1,010	$1,140	$1,500	$1,830
FY 2024	$730	$870	$1,000	$1,330	$1,620
FY 2023	$660	$780	$890	$1,200	$1,470

Two-bedroom rent in nearby Aiken County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 29851
29831	$1,250	−4.6%
29832	$1,010	−22.9%
29834	$1,040	−20.6%
29839	$1,250	−4.6%
29841	$1,270	−3.1%
29842	$1,040	−20.6%
29847	$1,070	−18.3%
29851Current	$1,310	—
29853	$1,000	−23.7%
29856	$1,130	−13.7%
29860	$1,410	+7.6%
29861	$1,250	−4.6%

Questions about ZIP 29851 rents

How much will Section 8 pay for a two-bedroom in ZIP 29851?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,310, that basic range is $1,179 to $1,441 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 29851 in?

ZIP 29851 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 29851 for FY 2027?

The two-bedroom FMR rose 4.8%, from $1,250 in FY 2026 to $1,310 in FY 2027. Since FY 2023 it has risen 47.2%.

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 rent Warrenville, SC fair market rent SC statewide rents What is SAFMR?Data sources