Real Estate Investing in Camp Creek, West Virginia (25820)
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Should you buy in 25820 (Camp Creek, WV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 19.5% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Camp Creek, WV (25820)?
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Market Analysis: 25820 Camp Creek
ZIP 25820 in Camp Creek, WV carries a solid set of headwinds. Home values near $224K and rents of $810/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 25820 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader WV picture, 25820 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 25820 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. impressive returns are possible in 25820, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Camp Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 25820 Compare?
| Metric | 25820 | Camp Creek | Bluefield, WV-VA | West Virginia |
|---|---|---|---|---|
| Home Value | $224,347 | $224,347 | N/A | $169,372 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 6.1% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 25820 (Camp Creek, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $224,347 |
| Monthly Rent | $810 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 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 (2.8%). 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 25820
Population: 495
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
Frequently Asked Questions
Where do home prices stand in Camp Creek, WV?
Camp Creek, WV home values average about $224K. That price point suits investors targeting rentals with $810/mo in monthly income.
What is the smart move for investors in Camp Creek, WV?
Most investors in Camp 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 Camp Creek, WV?
Tenant quality in Camp Creek, WV ranks as solid. Landlords generally report measured occupancy at market rents of $810/mo.
Are landlord laws favorable in Camp Creek, WV?
Rental owners in Camp Creek, WV deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What are vacancy rates like in Camp Creek, WV?
Camp Creek, WV sees elevated vacancy, which is reasonable relative to the broader WV rental market.
You know 25820 now. You don’t know where it ranks.
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How 25820 ranks in Bluefield, WV-VA
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