Real Estate Investing in Alum Creek, West Virginia (25009)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25009 (Alum Creek, WV)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Lower household income: $34,476 median — tenant affordability is tighter.
• 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 Alum Creek, WV (25009)?
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Market Analysis: 25009 Alum Creek
The 25009 ZIP covers a section of Alum Creek that demands careful diligence. Prices near $89K look accessible, but the work to make a deal cash flow is real.
The investment case in 25009 is substantial only for operators who understand what they are buying. A $89K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within WV, ZIP 25009 trails on several market indicators that neighboring Boone County submarkets outperform. The gap is real and solid enough to shape underwriting.
Employment concentration in 25009 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Alum Creek's stable or hybrid ZIPs before stepping into 25009. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Alum Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 25009 Compare?
| Metric | 25009 | Alum Creek | Charleston, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $89,333 | $129,758 | N/A | $169,372 |
| 5-Year CAGR | 2.4% | 3.5% | N/A | 6.1% |
| Avg Rent | $783 | $834 | N/A | - |
| Cap Rate | 6.8% | 5.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25009 (Alum Creek, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $89,333 |
| Monthly Rent | $783 |
| Price-to-Rent | 9.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.5% |
| Cap Rate | 6.8% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 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 (6.8%). 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 25009
Population: 740
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 25009
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
Investor Insight: With 813 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Alum Creek, WV?
In Alum Creek, WV the median home value sits at $89K. Against the broader WV market, that reads as reasonable for most investors.
Is the tenant base reliable in Alum Creek, WV?
Tenant quality in Alum Creek, WV ranks as solid. Landlords generally report even-keeled occupancy at market rents of $783/mo.
Is WV a landlord-friendly state?
WV law landlord-friendly for landlords, and Alum Creek inherits those rules. Investors should still review local ordinances for rental licensing.
How quickly do rentals get leased in Alum Creek, WV?
Vacancy in Alum Creek, WV is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $783/mo.
Does house hacking work in Alum Creek, WV?
The a challenging house-hack environment in Alum Creek, WV reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 25009 now. You don’t know where it ranks.
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How 25009 ranks in Charleston, WV
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