Real Estate Investing in Raphine, Virginia (24472)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24472 (Raphine, 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: 15.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Raphine, VA (24472)?
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Market Analysis: 24472 Raphine
ZIP 24472 inside Augusta County looks affordable on the surface — median value of $388K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 24472 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 24472 and stronger Raphine ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 24472 ZIP's population of 2,204 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
New investors are better served looking at Raphine's stable or hybrid ZIPs before stepping into 24472. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Raphine:
Property Strategy for 24472
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $273,036 | $1,160 | 3.1% | +6.3% | $136,518 |
| 3BR | $354,182 | $1,620 | 3.3% | +6.2% | $118,061 |
| 4BR | $510,679 | $1,890 | 2.7% | +7.6% | $127,670 |
Market Trends
Home Value History (with trend line)
📊 How Does 24472 Compare?
| Metric | 24472 | Raphine | Staunton, VA | Virginia |
|---|---|---|---|---|
| Home Value | $387,732 | $387,732 | N/A | $403,170 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.4% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24472 (Raphine, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $387,732 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 31.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +13.9% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.1%). 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 24472
Population: 2,204
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
Is Raphine, VA a friendly market for rental owners?
VA law landlord-friendly for landlords, and Raphine inherits those rules. Investors should still review local ordinances for rental licensing.
What approach is best for Raphine, VA real estate?
A careful cash-flow rentals with hands-on management strategy Raphine, VA best. The market produces consistent results for that approach at the $388K price point.
Are homes affordable in Raphine, VA?
Median home price in Raphine, VA is near $388K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
What are vacancy rates like in Raphine, VA?
Raphine, VA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in Raphine, VA?
The a challenging house-hack environment in Raphine, VA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 24472 now. You don’t know where it ranks.
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How 24472 ranks in Staunton, VA
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