Real Estate Investing in Procious, West Virginia (25164)
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Should you buy in 25164 (Procious, WV)? 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: 36.6% of homes vacant — above national norms.
- Declining values: -0.4% 5-year CAGR — values have moved lower.
• 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 Procious, WV (25164)?
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Market Analysis: 25164 Procious
The 25164 ZIP covers a section of Procious that demands careful diligence. Prices near $117K look accessible, but the work to make a deal cash flow is real.
Rent of $855/mo on a $117K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 25164 sits below the stated 0.0% once reality is priced in.
Regionally, 25164 sits on the difficult end of the WV spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 25164 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 25164 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Procious:
Market Trends
Home Value History (with trend line)
📊 How Does 25164 Compare?
| Metric | 25164 | Procious | Charleston, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $117,446 | $117,446 | N/A | $169,372 |
| 5-Year CAGR | N/A | N/A | N/A | 6.1% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
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📊 Market Snapshot
| Home Value | $117,446 |
| Monthly Rent | $855 |
| Price-to-Rent | 11.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.7% |
| Cap Rate | 5.7% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | -0.4% ▼ |
| 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%) exceeds the estimated cap rate (5.7%). 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.
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Demographics in 25164
Population: 697
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
What are vacancy rates like in Procious, WV?
Expect elevated vacancy in Procious, WV. Rents at $855/mo are absorbed by the tenant base without meaningful lag.
Is Procious, WV a friendly market for rental owners?
Landlord-friendliness in Procious, WV is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Which real estate strategy fits Procious, WV?
Most investors in Procious, WV run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is house hacking profitable in Procious, WV?
The house hack math a challenging in Procious, WV. Owner-occupant buyers benefit from the $855/mo rents and $117K home values.
What is the median home value in Procious, WV?
The median home value in Procious, WV is roughly $117K. That puts it reasonable relative to the WV statewide average.
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