Real Estate Investing in Alum Creek, West Virginia (25202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25202 (Alum Creek, WV)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 20.2% 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 Alum Creek, WV (25202)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 25202 Alum Creek
This part of Lincoln County is not an easy win. The 25202 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 25202 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 25202 among WV's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 25202 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
New investors are better served looking at Alum Creek's stable or hybrid ZIPs before stepping into 25202. 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:
Property Strategy for 25202
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $108,206 | $960 | 6.4% | +7.4% | $54,103 |
| 3BR | $159,204 | $1,240 | 5.6% | +5.7% | $53,068 |
Market Trends
Home Value History (with trend line)
📊 How Does 25202 Compare?
| Metric | 25202 | Alum Creek | Charleston, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $162,198 | $129,758 | N/A | $169,372 |
| 5-Year CAGR | 5.9% | 3.5% | N/A | 6.1% |
| Avg Rent | $864 | $834 | N/A | - |
| Cap Rate | 4.2% | 5.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25202 (Alum Creek, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $162,198 |
| Monthly Rent | $864 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 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 (4.2%). 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 25202
Population: 1,408
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 25202
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 1,505 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Alum Creek, WV?
Expect median prices around $162K in Alum Creek, WV. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What is the smart move for investors in Alum Creek, WV?
Most investors in Alum Creek, 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.
What is the typical renter like in Alum Creek, WV?
Tenant quality in Alum Creek, WV ranks as solid. Landlords generally report consistent occupancy at market rents of $864/mo.
Can I house hack in Alum Creek, WV?
Alum Creek, WV is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $162K price point reasonable to enter.
Is WV a landlord-friendly state?
Landlord-friendliness in Alum Creek, WV is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 25202 now. You don’t know where it ranks.
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How 25202 ranks in Charleston, WV
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