Real Estate Investing in Cedar Bluff, Virginia (24609)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24609 (Cedar Bluff, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.3% 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 Cedar Bluff, VA (24609)?
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Market Analysis: 24609 Cedar Bluff
The 24609 ZIP in Cedar Bluff, VA is a local-operator market. Outside capital chasing a $156K entry has to pair deep knowledge with the discount.
The 24609 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 24609 and stronger Cedar Bluff ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A durable renter share of 25% in 24609 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 24609 is an operator game, not a passive one. On balance, entry prices of $156K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cedar Bluff:
Property Strategy for 24609
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $89,156 | $930 | 7.5% | +4.1% | $44,578 |
| 3BR | $163,124 | $1,130 | 5.0% | +6.0% | $54,375 |
| 4BR | $218,637 | $1,310 | 4.3% | +6.3% | $54,659 |
Market Trends
Home Value History (with trend line)
📊 How Does 24609 Compare?
| Metric | 24609 | Cedar Bluff | Bluefield, WV-VA | Virginia |
|---|---|---|---|---|
| Home Value | $156,237 | $180,317 | N/A | $403,170 |
| 5-Year CAGR | 4.7% | 5.5% | N/A | 6.4% |
| Avg Rent | $837 | $833 | N/A | - |
| Cap Rate | 4.2% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24609 (Cedar Bluff, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,237 |
| Monthly Rent | $837 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (4.2%). 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 24609
Population: 6,848
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 24609
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 is the rental occupancy rate in Cedar Bluff, VA?
Occupancy in Cedar Bluff, VA runs steady with elevated vacancy. Well-priced units at $837/mo lease on reasonable timelines.
What price range are homes in Cedar Bluff, VA?
The median home value in Cedar Bluff, VA is roughly $156K. That puts it reasonable relative to the VA statewide average.
How strong is Cedar Bluff, VA for real estate investors?
Cedar Bluff, VA rates 3.0/5 for investability. With median values at $156K and rents near $837/mo, the market offers reasonable fundamentals for rental investors.
Can I house hack in Cedar Bluff, VA?
Cedar Bluff, VA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $837/mo rent level.
How much do tenants pay in Cedar Bluff, VA?
Rent in Cedar Bluff, VA is around $837/mo. The resulting rent-to-value relationship with $156K pricing is reasonable for most investor models.
You know 24609 now. You don’t know where it ranks.
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How 24609 ranks in Bluefield, WV-VA
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