Real Estate Investing in Churchville, Virginia (24421)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24421 (Churchville, 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: 12.9% 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 Churchville, VA (24421)?
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Market Analysis: 24421 Churchville
ZIP 24421 inside Augusta County looks affordable on the surface — median value of $362K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $362K asset, 24421 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within VA, ZIP 24421 trails on several market indicators that neighboring Augusta County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Who lives in 24421 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
leans 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 Churchville:
Property Strategy for 24421
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $333,663 | $1,860 | 4.0% | +5.5% | $111,221 |
| 4BR | $447,173 | $2,080 | 3.3% | +5.8% | $111,793 |
Market Trends
Home Value History (with trend line)
📊 How Does 24421 Compare?
| Metric | 24421 | Churchville | Staunton, VA | Virginia |
|---|---|---|---|---|
| Home Value | $361,906 | $361,906 | N/A | $403,170 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 6.4% |
| Avg Rent | $1,215 | $1,215 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 24421 (Churchville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $361,906 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (2.6%). 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 24421
Population: 3,718
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 24421
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 real estate strategy is ideal for Churchville, VA?
Churchville, VA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($362K prices, $1,215/mo rents) make it a reasonable choice.
How strong is the working-renter base in Churchville, VA?
The renter base in Churchville, VA is reasonable for the $1,215/mo price point. Screening well and pricing to market typically yields measured tenants.
Should investors worry about vacancy in Churchville, VA?
Churchville, VA sees elevated vacancy, which is reasonable relative to the broader VA rental market.
Does house hacking make sense in Churchville, VA?
House hacking works a challenging in Churchville, VA. Rents of $1,215/mo against $362K acquisition make the strategy solid for owner-occupants.
Is Churchville, VA a good place for real estate investing?
Churchville, VA reports an investability rating of 3.0/5, with median home values near $362K and average rents around $1,215/mo. That combination puts it in the significant tier for investor interest.
You know 24421 now. You don’t know where it ranks.
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How 24421 ranks in Staunton, VA
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