Real Estate Investing in Evans, West Virginia (25241)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25241 (Evans, 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 middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Evans, WV (25241)?
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Market Analysis: 25241 Evans
On balance, ZIP 25241 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $229K median. It rewards specialists, not generalists.
Rent of $981/mo on a $229K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 25241 sits below the stated 0.0% once reality is priced in.
ZIP 25241's metrics run below Jackson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 25241 ZIP's population of 1,948 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Evans:
Property Strategy for 25241
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $213,503 | $1,400 | 4.7% | +6.3% | $71,168 |
| 4BR | $292,272 | $1,500 | 3.7% | +6.1% | $73,068 |
Market Trends
Home Value History (with trend line)
📊 How Does 25241 Compare?
| Metric | 25241 | Evans | Charleston, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $229,282 | $229,282 | N/A | $169,372 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.1% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25241 (Evans, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,282 |
| Monthly Rent | $981 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (3.3%). 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 25241
Population: 1,948
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 25241
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 the typical renter like in Evans, WV?
Tenant quality in Evans, WV ranks as solid. Landlords generally report consistent occupancy at market rents of $981/mo.
How viable is house hacking in Evans, WV?
The house hack math a challenging in Evans, WV. Owner-occupant buyers benefit from the $981/mo rents and $229K home values.
What price range are homes in Evans, WV?
The median home value in Evans, WV is roughly $229K. That puts it reasonable relative to the WV statewide average.
Is WV a landlord-friendly state?
Landlord-friendliness in Evans, WV is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How does Evans, WV rate as a rental market?
Evans, WV rates 3.0/5 for investability. With median values at $229K and rents near $981/mo, the market offers reasonable fundamentals for rental investors.
You know 25241 now. You don’t know where it ranks.
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How 25241 ranks in Charleston, WV
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