Real Estate Investing in West Augusta, Virginia (24485)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24485 (West Augusta, 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: 20.6% of homes vacant — above national norms.
• 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 West Augusta, VA (24485)?
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Market Analysis: 24485 West Augusta
This part of Augusta County is not an easy win. The 24485 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 24485 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader VA picture, 24485 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A substantial renter share of 6% in 24485 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at West Augusta's stable or hybrid ZIPs before stepping into 24485. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in West Augusta:
Market Trends
Home Value History (with trend line)
📊 How Does 24485 Compare?
| Metric | 24485 | West Augusta | Staunton, VA | Virginia |
|---|---|---|---|---|
| Home Value | $254,493 | $308,080 | N/A | $403,170 |
| 5-Year CAGR | 3.8% | 6.4% | N/A | 6.4% |
| Avg Rent | $1,197 | $1,008 | N/A | - |
| Cap Rate | 3.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24485 (West Augusta, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $254,493 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (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 24485
Population: 379
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
How expensive is real estate in West Augusta, VA?
Median home price in West Augusta, VA is near $254K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is the average monthly rent in West Augusta, VA?
Expect rents around $1,197/mo per month in West Augusta, VA. With home values at $254K, the yield math works out to reasonable levels for rental investors.
Is VA a landlord-friendly state?
The landlord environment in West Augusta, VA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Should investors consider West Augusta, VA?
With a 3.0/5 investability score, West Augusta, VA ranks as a solid market for rental property investors. Median prices of $254K and rents of $1,197/mo drive the underlying numbers.
How deep is the rental pool in West Augusta, VA?
The tenant pool in West Augusta, VA is solid, supported by local employment and population fundamentals. Rents of $1,197/mo are well-absorbed by the market.
You know 24485 now. You don’t know where it ranks.
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How 24485 ranks in Staunton, VA
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