Real Estate Investing in Raven, Virginia (24631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24631 (Raven, VA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 32.8% of homes vacant — above national norms.
- Declining values: -1.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 6.6% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Raven, VA (24631)?
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Market Analysis: 24631 Raven
Investors eyeing 24631 need to respect the fundamentals at play. Home values of $86K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 24631 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Raven have seen price recovery that 24631 has not matched. Buchanan County data supports the view that the spread is structural rather than temporary.
The demographic picture in 24631 includes headwinds that any investor should price in. Income distribution skews lower than Raven averages, and tenant stability requires active management.
New investors are better served looking at Raven's stable or hybrid ZIPs before stepping into 24631. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Raven:
Property Strategy for 24631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $60,421 | $910 | 10.8% | +3.1% | $30,211 |
| 3BR | $102,307 | $1,280 | 9.0% | +4.3% | $34,102 |
Market Trends
Home Value History (with trend line)
📊 How Does 24631 Compare?
| Metric | 24631 | Raven | Virginia |
|---|---|---|---|
| Home Value | $85,889 | $85,912 | $403,170 |
| 5-Year CAGR | N/A | 0.5% | 6.4% |
| Avg Rent | $819 | $819 | - |
| Cap Rate | 7.4% | 7.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24631 (Raven, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $85,889 |
| Monthly Rent | $819 |
| Price-to-Rent | 8.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.4% |
| Cap Rate | 7.4% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | -6.6% ▼ |
| 3-Year CAGR | -5.5% ▼ |
| 5-Year CAGR | -1.6% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 24631
Population: 2,076
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 24631
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 kind of tenants rent in Raven, VA?
Expect a solid tenant pool in Raven, VA. The rental market absorbs $819/mo rents without meaningful friction.
How strict are landlord regulations in Raven, VA?
VA ranks as a landlord-friendly state for landlord-tenant law. Raven generally follows the statewide framework, so landlords face reasonable operating rules.
What price range are homes in Raven, VA?
Expect median prices around $86K in Raven, VA. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Can I live-in-and-rent in Raven, VA?
House hacking in Raven, VA is reasonable to execute. Prices around $86K and rents of $819/mo solid owner-occupant economics.
Which investment style suits Raven, VA?
Raven, VA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($86K prices, $819/mo rents) make it a reasonable choice.
You know 24631 now. You don’t know where it ranks.
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