Real Estate Investing in Richlands, Virginia (24639)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 24639 (Richlands, 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: 19.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
- Elevated poverty: 20.0% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Richlands, VA (24639)?
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Market Analysis: 24639 Richlands
Not every below-median market is a bargain. Richlands's 24639 ZIP comes in at signals that favor experienced operators who can absorb the risk $85K pricing implies.
Looking more closely, the numbers look inviting — $85K purchase price, 0.0% nominal cap — the work to hit that pro forma in 24639 is substantial and deserves full respect.
Meanwhile, 24639 offers a low basis, the region around Richlands has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 24639 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 24639 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 Richlands:
Property Strategy for 24639
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $62,927 | $910 | 10.4% | +0.4% | $31,464 |
| 3BR | $102,986 | $1,170 | 8.2% | +3.3% | $34,329 |
Market Trends
Home Value History (with trend line)
📊 How Does 24639 Compare?
| Metric | 24639 | Richlands | Bluefield, WV-VA | Virginia |
|---|---|---|---|---|
| Home Value | $84,741 | $103,172 | N/A | $403,170 |
| 5-Year CAGR | 1.3% | 2.6% | N/A | 6.4% |
| Avg Rent | $819 | $842 | N/A | - |
| Cap Rate | 7.5% | 6.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 24639 (Richlands, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $84,741 |
| Monthly Rent | $819 |
| Price-to-Rent | 8.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.6% |
| Cap Rate | 7.5% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (7.5%). 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 24639
Population: 3,432
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
Are rents high in Richlands, VA?
The typical rental in Richlands, VA commands about $819/mo monthly. That rent profile consistent cash flow against the $85K purchase basis.
Are tenants stable in Richlands, VA?
Tenant demand in Richlands, VA is solid. The local workforce $819/mo rents across most rental classes.
How does Richlands, VA rate as a rental market?
Richlands, VA stands at an investability rating of 3.0/5, with median home values near $85K and average rents around $819/mo. That combination puts it in the substantial tier for investor interest.
Is Richlands, VA better for rentals, flips, or BRRRR?
A careful cash-flow rentals with hands-on management strategy Richlands, VA best. The market produces steady results for that approach at the $85K price point.
How high is vacancy risk in Richlands, VA?
Richlands, VA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 24639 now. You don’t know where it ranks.
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How 24639 ranks in Bluefield, WV-VA
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