Wayne Snyder Blanchard and Calhoun Real Estate
States: Georgia and South Carolina
GA Counties: Richmond, Columbia, Lincoln, McDuffie, Burke, Jefferson
SC Counties: Edgefield, McCormick, Salad, Barnwell
GA Cities and Towns: Augusta, Evans, Martinez, Grovetown, Harlem, Thomson, Appling, Waynesboro, Lincolnton, Hephzibah, Blythe
SC Cities and Towns: North Augusta, Aiken, Graniteville, Belvedere, Edgefield, Johnston, Trenton, Clarks Hill, Modoc, New Ellenton, Jackson, Beech Island, Williston
Licensed Since: 1979 | GA License # 391710 | SC License # 113466
About Wayne Snyder
I have been an active investor of SFRs for the past 8 years. The majority of my portfolio is in the Augusta metro area. However, I have bought, sold and currently own properties in other states. Therefore, I appreciate the challenges of analyzing markets and purchasing income producing properties in distant locations. I believe that this experience enables me to better assist you in buying or selling in the Augusta/ Aiken market because I understand your inquisitiveness and can anticipate many of your concerns and help put your mind at ease.
As a Realtor and active investor in Augusta/ Aiken, I have relationships with lenders, closing attorneys, contractors, property managers, insurance professionals, wholesalers and a network of investors. Having these resources at my disposal can help ensure that your transactions will close smoothly and that your investments will provide you with a good return on your capital.
I have purchased investment properties in a self-directed IRA. If you would like to learn how to invest using a self-directed IRA, contact me. I can explain to you not only the process of purchasing using a SDIRA, but advantages and restrictions involved in such an ownership. I am familiar with many investors in the Augusta/ Aiken market that own investment properties in a SDIRA.
Lastly, I am an active member of the Augusta chapter of the Real Estate Investors Association (REIA).
Market Overview
The Augusta metro area consists of Richmond and Columbia counties in Georgia, and Aiken County in South Carolina. Collectively, the area is known as the Central Savannah River Area (CSRA).
The CSRA continues to experience tremendous growth. The Southern Business & Development Magazine named Augusta as one of the “Top ten places in the south with plenty of talented labor”. This growth is being driven to a large degree by the installation and expansion of the U.S. Army Cyber Command center at Fort Gordon, based in Augusta. This is causing growth in the cyber-security and technology industry in the private sector, as well. In addition, biotechnology and medicine are major fields of employment and growth. Amazon is currently building a new distribution center in Appling, GA, a suburb in Columbia County. It is expected to create 800 new full-time jobs.
Money Magazine recently ranked Evans, GA, in Columbia County as the Number 1 Best Place to Live. They cited the employment opportunities listed above as a major reason. Furthermore, they noted that Evans, and the surrounding areas, have “the lowest cost of living of any place with similarly high incomes”. There has been a 17% increase in the employed population over the last 5 years, and is expected to grow another 9% in the next five years.
With the large volume of military personnel moving into Augusta, there is always great demand for quality rental housing. Many of those moving into the CSRA are only expecting to be deployed for 1 to 3 years and choose to rent rather than to purchase a home.
Approximately 33% of the housing in the CSRA is non-owner occupied. According to the U.S. Census Bureau, the median household income for each county is:
County Median Income
Columbia County, GA $82,339
Richmond County, GA $42,728
Aiken County, SC $51,399
Investment Price Points
Entry Level: $35,000 - $100,000Primarily SFRs in C neighborhoods. 800 - 1,000 sq. ft., 2 bedrooms, 1 bath to 1,200 – 1,500 sq. ft., 3 bedrooms, 1.5 baths.
Mid-Level: $100,000 - $225,000
Typically, SFRs in C and B neighborhoods. 1,200 sq. ft., 3 bedrooms, 1.5 baths to 2,200 sq. ft., 4 bedrooms, 2 or 2.5 baths.
Upper Level: $225,000 - $350,000
SFRs in A neighborhoods. 2,200 sq. ft., 3 bedrooms, 2.5 baths to 3,500 sq. ft., 4 or 5 bedrooms, 3.5 or 4 baths.
There is a relatively small number of multi-family properties in the CSRA. The overwhelming majority or properties are SFRs. There are plenty of flip opportunities, as well as buy and hold.
While the better caps rates are typically found in the entry level and mid-level properties, there is a market for rentals in the $300,000+ range, driven primarily by the transient military personnel as mentioned previously. Cap rates on these investments could be in the 5% range. But these properties offer great appreciation value.
Regardless of your goals and financial resources, the Augusta, GA/ Aiken, SC market offers investment options that would meet most investors’ needs. Contact me so that I may help you reach your goals.
Free Report: Demographic and Housing Data on the Augusta or Aiken Markets
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