Real Estate Investing in Barboursville, West Virginia (25504)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25504 (Barboursville, 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.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
What’s happening in Barboursville, WV (25504)?
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Market Analysis: 25504 Barboursville
The 25504 ZIP in Barboursville, WV is a local-operator market. Outside capital chasing a $218K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 25504 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Barboursville have seen price recovery that 25504 has not matched. Cabell County data supports the view that the spread is structural rather than temporary.
The demographic picture in 25504 includes headwinds that any investor should price in. Income distribution skews lower than Barboursville averages, and tenant stability requires active management.
Strategy in 25504 is an operator game, not a passive one. On balance, entry prices of $218K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Barboursville:
Property Strategy for 25504
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $138,727 | $1,000 | 5.2% | +5.7% | $69,363 |
| 3BR | $203,727 | $1,280 | 4.5% | +7.5% | $67,909 |
| 4BR | $309,711 | $1,450 | 3.4% | +6.4% | $77,428 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 25504 Compare?
| Metric | 25504 | Barboursville | West Virginia |
|---|---|---|---|
| Home Value | $217,646 | $217,646 | $169,372 |
| 5-Year CAGR | 6.6% | 6.6% | 6.1% |
| Avg Rent | $1,236 | $1,236 | - |
| Cap Rate | 4.4% | 4.4% | - |
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 25504 (Barboursville, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $217,646 |
| Monthly Rent | $1,236 |
| Price-to-Rent | 14.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +7.7% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (4.4%). 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 25504
Population: 12,197
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 25504
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 1,500 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What investment strategy works best in Barboursville, WV?
The best-fit strategy in Barboursville, WV is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Can I house hack in Barboursville, WV?
The a challenging house-hack environment in Barboursville, WV reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical vacancy rate in Barboursville, WV?
Barboursville, WV carries elevated vacancy risk. Expect predictable absorption at market rents of $1,236/mo.
How much does a house cost in Barboursville, WV?
Barboursville, WV home values average about $218K. That price point suits investors targeting rentals with $1,236/mo in monthly income.
Where do rents currently stand in Barboursville, WV?
Barboursville, WV rentals go for roughly $1,236/mo a month. That puts gross yield in solid territory relative to $218K acquisition costs.
You know 25504 now. You don’t know where it ranks.
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