Real Estate Investing in Coal City, West Virginia (25823)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25823 (Coal City, WV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 33.0% of homes vacant — above national norms.
- Higher unemployment: 9.1% unemployment — tenant risk signal.
• 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 Coal City, WV (25823)?
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Market Analysis: 25823 Coal City
Put differently, ZIP 25823 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $108K median. It rewards specialists, not generalists.
Turning to rents, the numbers look inviting — $108K purchase price, 0.0% nominal cap — the work to hit that pro forma in 25823 is substantial and deserves full respect.
In the broader WV picture, 25823 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Looking more closely, 419 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 25823 is an operator game, not a passive one. Turning to rents, entry prices of $108K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Coal City:
Property Strategy for 25823
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $77,182 | $940 | 8.8% | — | $38,591 |
| 3BR | $117,514 | $1,310 | 8.0% | — | $39,171 |
Market Trends
Home Value History (with trend line)
📊 How Does 25823 Compare?
| Metric | 25823 | Coal City | Beckley, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $108,257 | $108,257 | N/A | $169,372 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 6.1% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 6.1% | 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 25823 (Coal City, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $108,257 |
| Monthly Rent | $846 |
| Price-to-Rent | 10.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.4% |
| Cap Rate | 6.1% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (6.1%). 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 25823
Population: 419
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 25823
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 1,235 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Coal City, WV make sense for an investment property?
Yes - Coal City, WV a 3.0/5 investability score. With $108K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
How should investors approach Coal City, WV?
A careful cash-flow rentals with hands-on management strategy Coal City, WV best. The market produces stable results for that approach at the $108K price point.
What kind of vacancy should I budget for in Coal City, WV?
Rental vacancy in Coal City, WV is elevated. Investors should budget normal turnover but not chronic empty units.
Does a duplex house hack pencil in Coal City, WV?
House hacking in Coal City, WV is reasonable to execute. Prices around $108K and rents of $846/mo solid owner-occupant economics.
How much is rent in Coal City, WV?
Average rent in Coal City, WV is approximately $846/mo per month. Against $108K home values that yields a reasonable rent-to-price ratio.
You know 25823 now. You don’t know where it ranks.
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How 25823 ranks in Beckley, WV
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