Real Estate Investing in Rockbridge Baths, Virginia (24473)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24473 (Rockbridge Baths, 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: 35.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 39.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rockbridge Baths, VA (24473)?
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Market Analysis: 24473 Rockbridge Baths
Not every below-median market is a bargain. Rockbridge Baths's 24473 ZIP clocks in at signals that favor experienced operators who can absorb the risk $406K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 24473 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Rockbridge Baths have seen price recovery that 24473 has not matched. Rockbridge County data supports the view that the spread is structural rather than temporary.
The demographic picture in 24473 includes headwinds that any investor should price in. Income distribution skews lower than Rockbridge Baths averages, and tenant stability requires active management.
The 24473 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 Rockbridge Baths:
Property Strategy for 24473
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $296,560 | $950 | 2.3% | +6.6% | $148,280 |
| 3BR | $423,762 | $1,320 | 2.2% | +7.4% | $141,254 |
Market Trends
Home Value History (with trend line)
📊 How Does 24473 Compare?
| Metric | 24473 | Rockbridge Baths | Virginia |
|---|---|---|---|
| Home Value | $405,839 | $416,744 | $403,170 |
| 5-Year CAGR | 5.2% | 4.6% | 6.4% |
| Avg Rent | $855 | $1,026 | - |
| Cap Rate | 1.6% | 1.9% | - |
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 24473 (Rockbridge Baths, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $405,839 |
| Monthly Rent | $855 |
| Price-to-Rent | 39.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (1.6%). 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 24473
Population: 831
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is housing expensive in Rockbridge Baths, VA?
Rockbridge Baths, VA home values average about $406K. That price point suits investors targeting rentals with $855/mo in monthly income.
What kind of tenants rent in Rockbridge Baths, VA?
Rockbridge Baths, VA offers a consistent renter base at the $855/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does house hacking work in Rockbridge Baths, VA?
House hacking in Rockbridge Baths, VA is reasonable to execute. Prices around $406K and rents of $855/mo solid owner-occupant economics.
What is the investability score for Rockbridge Baths, VA?
Yes - Rockbridge Baths, VA a 3.0/5 investability score. With $406K home prices against $855/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is VA a landlord-friendly state?
Landlord-friendliness in Rockbridge Baths, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 24473 now. You don’t know where it ranks.
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