Real Estate Investing in Bent Mountain, Virginia (24059)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24059 (Bent Mountain, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 27.1 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bent Mountain, VA (24059)?
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Market Analysis: 24059 Bent Mountain
Not every below-median market is a bargain. Bent Mountain's 24059 ZIP stands at signals that favor experienced operators who can absorb the risk $354K pricing implies.
From an investor standpoint, the numbers look inviting — $354K purchase price, 0.0% nominal cap — the work to hit that pro forma in 24059 is substantial and deserves full respect.
Statewide comparisons place 24059 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 24059 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Bent Mountain:
Market Trends
Home Value History (with trend line)
📊 How Does 24059 Compare?
| Metric | 24059 | Bent Mountain | Roanoke, VA | Virginia |
|---|---|---|---|---|
| Home Value | $353,770 | $353,770 | N/A | $403,170 |
| 5-Year CAGR | 8.1% | 8.1% | N/A | 6.4% |
| Avg Rent | $1,089 | $1,089 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24059 (Bent Mountain, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $353,770 |
| Monthly Rent | $1,089 |
| Price-to-Rent | 27.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 24059
Population: 732
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Nearby Colleges & Universities
Investor Insight: With 709 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Bent Mountain, VA?
Bent Mountain, VA home values average about $354K. That price point suits investors targeting rentals with $1,089/mo in monthly income.
How viable is house hacking in Bent Mountain, VA?
Bent Mountain, VA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $354K price point reasonable to enter.
How strong is the working-renter base in Bent Mountain, VA?
Bent Mountain, VA offers a measured renter base at the $1,089/mo rent level. Tenant turnover is reasonable for well-managed properties.
How tight is the rental market in Bent Mountain, VA?
Vacancy in Bent Mountain, VA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,089/mo.
Are rents high in Bent Mountain, VA?
Rental rates in Bent Mountain, VA average $1,089/mo. Tenant demand and $354K home values make the yield look reasonable by investor standards.
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