Real Estate Investing in Shawsville, Virginia (24162)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24162 (Shawsville, 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.
- High vacancy: 17.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shawsville, VA (24162)?
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Market Analysis: 24162 Shawsville
This part of Montgomery County is not an easy win. The 24162 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 24162 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 24162 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 24162 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 24162 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Shawsville:
Property Strategy for 24162
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $180,189 | $1,110 | 4.4% | +6.1% | $90,094 |
| 3BR | $258,705 | $1,490 | 4.1% | +6.5% | $86,235 |
Market Trends
Home Value History (with trend line)
📊 How Does 24162 Compare?
| Metric | 24162 | Shawsville | Blacksburg-Christiansburg, VA | Virginia |
|---|---|---|---|---|
| Home Value | $248,876 | $248,876 | N/A | $403,170 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 6.4% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24162 (Shawsville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,876 |
| Monthly Rent | $999 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (3.1%). 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 24162
Population: 2,169
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
🎓 Schools in 24162
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the typical renter like in Shawsville, VA?
Shawsville, VA offers a measured renter base at the $999/mo rent level. Tenant turnover is reasonable for well-managed properties.
How strong is Shawsville, VA for real estate investors?
Shawsville, VA rates 3.0/5 for investability. With median values at $249K and rents near $999/mo, the market offers reasonable fundamentals for rental investors.
What is the typical home price in Shawsville, VA?
In Shawsville, VA the median home value sits at $249K. Against the broader VA market, that reads as reasonable for most investors.
How strict are landlord regulations in Shawsville, VA?
Shawsville, VA operates under VA law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
Can owner-occupants cash flow in Shawsville, VA?
Shawsville, VA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $249K price point reasonable to enter.
You know 24162 now. You don’t know where it ranks.
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How 24162 ranks in Blacksburg-Christiansburg, VA
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