Real Estate Investing in Montgomery, West Virginia (25136)
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Should you buy in 25136 (Montgomery, 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.
- High vacancy: 22.0% of homes vacant — above national norms.
- Elevated poverty: 31.6% poverty rate — can affect rent collection.
- Lower household income: $30,114 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Montgomery, WV (25136)?
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Market Analysis: 25136 Montgomery
Within Fayette County, the 25136 ZIP sits at a lower entry point around $76K. On the rental side, operators who can improve stock here typically see outsized uplift.
In 25136, the deal is made on the buy and on the capex. notable entry prices of $76K leave room in the budget for light-to-medium renovation, with rent lift to match.
Comparing Montgomery submarkets, ZIP 25136 offers an entry cost that most surrounding neighborhoods have moved past. The impressive delta is the opportunity.
The 25136 ZIP's demographic trend has been one of stability with upside — population of 1,749, steady renter share, and an incoming cohort that is willing to pay for improved units.
The strategy in 25136 is forced equity, not market equity. On balance, entry prices are accommodating at $76K, the returns sit in the renovation budget, not the holding period.
Here's what matters if you're considering buying a home in Montgomery:
Property Strategy for 25136
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $56,900 | $950 | 12.0% | +4.8% | $28,450 |
| 3BR | $80,681 | $1,230 | 11.0% | +3.4% | $26,894 |
Market Trends
Home Value History (with trend line)
📊 How Does 25136 Compare?
| Metric | 25136 | Montgomery | Beckley, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $75,624 | $87,309 | N/A | $169,372 |
| 5-Year CAGR | 2.5% | 3.0% | N/A | 6.1% |
| Avg Rent | $855 | $864 | N/A | - |
| Cap Rate | 8.8% | 8.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25136 (Montgomery, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $75,624 |
| Monthly Rent | $855 |
| Price-to-Rent | 7.4:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.6% |
| Cap Rate | 8.8% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 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 (8.8%) 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 25136
Population: 1,749
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 25136
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Valley Pk-8
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.
Frequently Asked Questions
How do home values compare in Montgomery, WV?
Expect median prices around $76K in Montgomery, WV. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Is Montgomery, WV a viable BRRRR market?
Montgomery, WV BRRRR deals are a strong. With proper buy-side discipline, operators can recycle most of their capital post-refinance.
How close is Montgomery, WV to meeting the 1% rule?
Montgomery, WV delivers a 1.13% rent-to-price ratio on average. Investors targeting the 1% rule will find solid opportunities.
What real estate strategy is ideal for Montgomery, WV?
In Montgomery, WV the sturdy play is typically value-add and BRRRR deals. The combination of $76K prices and $855/mo rents suits that approach.
Does house hacking work in Montgomery, WV?
Montgomery, WV is a an attractive market for house hackers. FHA or conventional owner-occupant buyers find the $76K price point reasonable to enter.
You know 25136 now. You don’t know where it ranks.
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How 25136 ranks in Beckley, WV
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