Real Estate Investing in Beaver, West Virginia (25813)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25813 (Beaver, 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: 10.9% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaver, WV (25813)?
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Market Analysis: 25813 Beaver
Investors eyeing 25813 need to respect the fundamentals at play. Home values of $193K come alongside slower price movement and elevated management overhead.
The investment case in 25813 is robust only for operators who understand what they are buying. A $193K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
On the rental side, 25813 offers a low basis, the region around Beaver has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 25813 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.
The right play in 25813 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Beaver:
Property Strategy for 25813
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $105,291 | $1,200 | 8.2% | +8.7% | $52,646 |
| 3BR | $203,630 | $1,670 | 5.9% | +7.7% | $67,877 |
| 4BR | $301,816 | $1,750 | 4.2% | +7.9% | $75,454 |
Market Trends
Home Value History (with trend line)
📊 How Does 25813 Compare?
| Metric | 25813 | Beaver | Beckley, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $193,236 | $193,236 | N/A | $169,372 |
| 5-Year CAGR | 5.8% | 5.8% | N/A | 6.1% |
| Avg Rent | $1,080 | $1,080 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25813 (Beaver, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,236 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 25813
Population: 7,429
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,244 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 Beaver, WV?
Expect median prices around $193K in Beaver, WV. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Is the tenant base reliable in Beaver, WV?
The renter base in Beaver, WV is reasonable for the $1,080/mo price point. Screening well and pricing to market typically yields steady tenants.
Does Beaver, WV favor landlords or tenants?
Beaver, WV operates under WV law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
What is the typical vacancy rate in Beaver, WV?
Beaver, WV vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does house hacking make sense in Beaver, WV?
House hacking in Beaver, WV is reasonable to execute. Prices around $193K and rents of $1,080/mo solid owner-occupant economics.
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How 25813 ranks in Beckley, WV
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