Real Estate Investing in Buena Vista, Virginia (24416)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24416 (Buena Vista, 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: 10.0% vacancy may signal weakening demand.
What’s happening in Buena Vista, VA (24416)?
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Market Analysis: 24416 Buena Vista
The 24416 ZIP in Buena Vista, VA is a local-operator market. Outside capital chasing a $202K entry has to pair deep knowledge with the discount.
Rent of $950/mo on a $202K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 24416 sits below the stated 0.0% once reality is priced in.
The gap between 24416 and stronger Buena Vista ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 24416 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
tilts toward 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 Buena Vista:
Property Strategy for 24416
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $149,777 | $1,040 | 5.0% | +9.4% | $74,888 |
| 3BR | $203,438 | $1,450 | 5.1% | +8.3% | $67,813 |
| 4BR | $255,752 | $1,740 | 4.9% | +7.9% | $63,938 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 24416 Compare?
| Metric | 24416 | Buena Vista | Virginia |
|---|---|---|---|
| Home Value | $201,638 | $201,638 | $403,170 |
| 5-Year CAGR | 6.4% | 6.4% | 6.4% |
| Avg Rent | $950 | $950 | - |
| Cap Rate | 3.7% | 3.7% | - |
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 24416 (Buena Vista, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $201,638 |
| Monthly Rent | $950 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.7%). 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 24416
Population: 9,186
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 24416
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
How do home values compare in Buena Vista, VA?
The median home value in Buena Vista, VA is roughly $202K. That puts it reasonable relative to the VA statewide average.
How deep is the rental pool in Buena Vista, VA?
Buena Vista, VA draws a even-keeled base of working renters. Demand at the $950/mo rent level is reasonable for standard single-family and small multi rentals.
Is Buena Vista, VA landlord-friendly?
Landlord-friendliness in Buena Vista, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are rents high in Buena Vista, VA?
Average rent in Buena Vista, VA is approximately $950/mo per month. Against $202K home values that yields a reasonable rent-to-price ratio.
Does Buena Vista, VA make sense for an investment property?
Buena Vista, VA reflects an investability rating of 3.0/5, with median home values near $202K and average rents around $950/mo. That combination puts it in the resilient tier for investor interest.
You know 24416 now. You don’t know where it ranks.
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Community Ratings
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