Real Estate Investing in Leon, West Virginia (25123)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25123 (Leon, WV)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.3% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Leon, WV (25123)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 25123 Leon
The 25123 ZIP covers a section of Leon that demands careful diligence. Prices near $164K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 25123 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 25123's metrics run below Mason County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 25123 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 25123 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 Leon:
Property Strategy for 25123
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $136,500 | $1,270 | 6.7% | +8.5% | $68,250 |
| 3BR | $192,839 | $1,610 | 6.0% | +7.7% | $64,280 |
| 4BR | $238,254 | $1,700 | 5.1% | — | $59,564 |
Market Trends
Home Value History (with trend line)
📊 How Does 25123 Compare?
| Metric | 25123 | Leon | Point Pleasant, WV-OH | West Virginia |
|---|---|---|---|---|
| Home Value | $164,361 | $164,361 | N/A | $169,372 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 6.1% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25123 (Leon, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $164,361 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.4% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 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 (5.4%). 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.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 25123
Population: 2,827
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 25123
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 is it like being a landlord in Leon, WV?
WV law landlord-friendly for landlords, and Leon inherits those rules. Investors should still review local ordinances for rental licensing.
Are tenants stable in Leon, WV?
Leon, WV draws a reliable base of working renters. Demand at the $1,143/mo rent level is reasonable for standard single-family and small multi rentals.
What is the median home value in Leon, WV?
Typical homes in Leon, WV go for around $164K. The 5-year CAGR of 0.0% even-keeled price movement.
What approach is best for Leon, WV real estate?
The best-fit strategy in Leon, WV is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Does a duplex house hack pencil in Leon, WV?
For house hackers, Leon, WV is a challenging. The $1,143/mo rent on a unit helps defray the mortgage on a $164K property.
You know 25123 now. You don’t know where it ranks.
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How 25123 ranks in Point Pleasant, WV-OH
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