Real Estate Investing in Van, West Virginia (25028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25028 (Van, 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: 27.2% of homes vacant — above national norms.
- Declining values: -2.4% 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 Van, WV (25028)?
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Market Analysis: 25028 Van
Investors scanning Van, WV for forced-equity plays often land on the 25028 ZIP. A worth a close look for entry near $57K pairs with rents of $783/mo to widen the renovation window.
In 25028, the deal is made on the buy and on the capex. healthy entry prices of $57K leave room in the budget for light-to-medium renovation, with rent lift to match.
Comparing Van submarkets, ZIP 25028 offers an entry cost that most surrounding neighborhoods have moved past. The durable delta is the opportunity.
A renter-heavy, wage-earner demographic anchors 25028. Value-add players rely on that mix — the 0% share is both the tenant source and the buyer pool for future owner-occupied exits.
ZIP 25028 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
Here's what matters if you're considering buying a home in Van:
Market Trends
Home Value History (with trend line)
📊 How Does 25028 Compare?
| Metric | 25028 | Van | Charleston, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $56,576 | $28,288 | N/A | $169,372 |
| 5-Year CAGR | N/A | N/A | N/A | 6.1% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 10.8% | 10.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25028 (Van, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $56,576 |
| Monthly Rent | $783 |
| Price-to-Rent | 6.0:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.6% |
| Cap Rate | 10.8% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | -3.9% ▼ |
| 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 estimated cap rate (10.8%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 25028
Population: 234
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 25028
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Sherman Elementary School
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 are home prices like in Van, WV?
Typical homes in Van, WV go for around $57K. The 5-year CAGR of 0.0% steady price movement.
Does Van, WV meet the 1% rule for rental property?
Yes, many Van, WV properties clear the 1% rule. The rent-to-price ratio averages 1.38%, supported by $783/mo rents.
Is Van, WV a viable BRRRR market?
BRRRR works a strong in Van, WV. With $57K ARVs and $783/mo rents, investors who buy right can refinance out most of their capital.
Is Van, WV a good market for buy-and-hold investors?
The 4.0/5 investability rating in Van, WV reflects its $57K prices and $783/mo rents. Investors generally consider it a solid option within WV.
What approach is best for Van, WV real estate?
In Van, WV the substantial play is typically value-add and BRRRR deals. The combination of $57K prices and $783/mo rents suits that approach.
You know 25028 now. You don’t know where it ranks.
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How 25028 ranks in Charleston, WV
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