Real Estate Investing in Big Stone Gap, Virginia (24219)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24219 (Big Stone Gap, VA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.5% 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 Big Stone Gap, VA (24219)?
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Market Analysis: 24219 Big Stone Gap
This part of Wise County is not an easy win. The 24219 ZIP registers 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 24219 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 24219's metrics run below Wise County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 24219 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 24219 is an operator game, not a passive one. From an investor standpoint, entry prices of $142K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Big Stone Gap:
Property Strategy for 24219
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $82,433 | $940 | 8.2% | +8.9% | $41,217 |
| 3BR | $142,192 | $1,220 | 6.2% | +7.6% | $47,397 |
| 4BR | $219,600 | $1,450 | 4.8% | +8.3% | $54,900 |
Market Trends
Home Value History (with trend line)
📊 How Does 24219 Compare?
| Metric | 24219 | Big Stone Gap | Big Stone Gap, VA | Virginia |
|---|---|---|---|---|
| Home Value | $141,955 | $141,955 | N/A | $403,170 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.4% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
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 24219 (Big Stone Gap, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,955 |
| Monthly Rent | $846 |
| Price-to-Rent | 14.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (4.7%). 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 24219
Population: 10,416
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 24219
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
Investor Insight: With 866 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Big Stone Gap, VA for investors?
Our data puts Big Stone Gap, VA at 3.0/5 for investability. Home prices of $142K and rents around $846/mo create a solid backdrop for investor activity.
What approach is best for Big Stone Gap, VA real estate?
The best-fit strategy in Big Stone Gap, VA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What do landlords charge for rent in Big Stone Gap, VA?
Expect rents around $846/mo per month in Big Stone Gap, VA. With home values at $142K, the yield math works out to reasonable levels for rental investors.
Is vacancy a concern in Big Stone Gap, VA?
Rental vacancy in Big Stone Gap, VA is elevated. Investors should budget normal turnover but not chronic empty units.
Is Big Stone Gap, VA good for house hacking?
The house hack math a challenging in Big Stone Gap, VA. Owner-occupant buyers benefit from the $846/mo rents and $142K home values.
You know 24219 now. You don’t know where it ranks.
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