Real Estate Investing in Goshen, Virginia (24439)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24439 (Goshen, VA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.9% of homes vacant — above national norms.
- Lower household income: $38,250 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Goshen, VA (24439)?
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Market Analysis: 24439 Goshen
This part of Rockbridge County is not an easy win. The 24439 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 24439 can be a a solid fit for hunting ground — but the discount at $222K reflects genuine risk that outside investors often underestimate.
The gap between 24439 and stronger Goshen ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 24439 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 24439 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Goshen:
Property Strategy for 24439
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $159,731 | $1,160 | 5.2% | +4.6% | $79,866 |
| 3BR | $241,388 | $1,620 | 4.8% | +6.1% | $80,463 |
Market Trends
Home Value History (with trend line)
📊 How Does 24439 Compare?
| Metric | 24439 | Goshen | Staunton, VA | Virginia |
|---|---|---|---|---|
| Home Value | $222,174 | $222,174 | N/A | $403,170 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 6.4% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| 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 24439 (Goshen, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $222,174 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 24439
Population: 1,012
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
Frequently Asked Questions
What is the typical rental rate in Goshen, VA?
Investors in Goshen, VA typically see rents near $1,044/mo per month against $222K home values - a solid setup for rental cash flow.
Which investment style suits Goshen, VA?
Investors usually favor careful cash-flow rentals with hands-on management in Goshen, VA. With home values at $222K and rents near $1,044/mo, other strategies can work but produce stable rather than outsized returns.
How strong is Goshen, VA for real estate investors?
Goshen, VA scores 3.0/5 for investability. Home values sit at $222K and rents near $1,044/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How expensive is real estate in Goshen, VA?
Median home price in Goshen, VA is near $222K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
Can I house hack in Goshen, VA?
Goshen, VA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $222K price point reasonable to enter.
You know 24439 now. You don’t know where it ranks.
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