Real Estate Investing in Logan, West Virginia (25646)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25646 (Logan, 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: 18.2% of homes vacant — above national norms.
- Elevated poverty: 32.1% poverty rate — can affect rent collection.
- Higher unemployment: 11.0% unemployment — tenant risk signal.
- Lower household income: $29,773 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 Logan, WV (25646)?
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Market Analysis: 25646 Logan
The 25646 ZIP covers a section of Logan that demands careful diligence. Prices near $104K look accessible, but the work to make a deal cash flow is real.
The 25646 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Logan have seen price recovery that 25646 has not matched. Logan County data supports the view that the spread is structural rather than temporary.
A healthy renter share of 18% in 25646 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Logan's stable or hybrid ZIPs before stepping into 25646. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Logan:
Market Trends
Home Value History (with trend line)
📊 How Does 25646 Compare?
| Metric | 25646 | Logan | Mount Gay-Shamrock, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $103,939 | $106,041 | N/A | $169,372 |
| 5-Year CAGR | 3.3% | 3.8% | N/A | 6.1% |
| Avg Rent | $783 | $810 | N/A | - |
| Cap Rate | 5.9% | 6.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25646 (Logan, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $103,939 |
| Monthly Rent | $783 |
| Price-to-Rent | 11.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.9% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +3.3% ▲ |
| 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 (5.9%). 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 25646
Population: 1,177
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 25646
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
Do rentals sit vacant long in Logan, WV?
Logan, WV vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How much is rent in Logan, WV?
Rental rates in Logan, WV average $783/mo. Tenant demand and $104K home values make the yield look reasonable by investor standards.
Are landlord laws favorable in Logan, WV?
For rental operators, Logan, WV rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How strong is tenant demand in Logan, WV?
Expect a solid tenant pool in Logan, WV. The rental market absorbs $783/mo rents without meaningful friction.
How strong is Logan, WV for real estate investors?
Our data puts Logan, WV at 3.0/5 for investability. Home prices of $104K and rents around $783/mo create a solid backdrop for investor activity.
You know 25646 now. You don’t know where it ranks.
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How 25646 ranks in Mount Gay-Shamrock, WV
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