Real Estate Investing in Fayetteville, West Virginia (25840)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 25840 (Fayetteville, 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: 9.0% 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 Fayetteville, WV (25840)?
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Market Analysis: 25840 Fayetteville
Not every below-median market is a bargain. Fayetteville's 25840 ZIP stands at signals that favor experienced operators who can absorb the risk $195K pricing implies.
Rent of $972/mo on a $195K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 25840 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Fayetteville have seen price recovery that 25840 has not matched. Fayette County data supports the view that the spread is structural rather than temporary.
Resident income in 25840 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 25840 is an operator game, not a passive one. Stepping back, entry prices of $195K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Fayetteville:
Property Strategy for 25840
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $127,741 | $1,080 | 6.1% | +11.3% | $63,870 |
| 3BR | $199,697 | $1,410 | 5.1% | +9.8% | $66,566 |
| 4BR | $293,704 | $1,810 | 4.4% | +9.9% | $73,426 |
Market Trends
Home Value History (with trend line)
📊 How Does 25840 Compare?
| Metric | 25840 | Fayetteville | Beckley, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $195,456 | $197,764 | N/A | $169,372 |
| 5-Year CAGR | 8.5% | 9.4% | N/A | 6.1% |
| Avg Rent | $972 | $900 | N/A | - |
| Cap Rate | 3.9% | 3.6% | - | - |
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 25840 (Fayetteville, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,456 |
| Monthly Rent | $972 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 12.4% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +8.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (3.9%). 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 25840
Population: 7,917
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 25840
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
What is the renter demographic in Fayetteville, WV?
Tenant quality in Fayetteville, WV ranks as solid. Landlords generally report stable occupancy at market rents of $972/mo.
What is the investability score for Fayetteville, WV?
Fayetteville, WV posts an investability rating of 3.0/5, with median home values near $195K and average rents around $972/mo. That combination puts it in the resilient tier for investor interest.
What is the average home sale price in Fayetteville, WV?
Expect median prices around $195K in Fayetteville, WV. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Does house hacking work in Fayetteville, WV?
House hacking in Fayetteville, WV is reasonable to execute. Prices around $195K and rents of $972/mo solid owner-occupant economics.
Are landlord laws favorable in Fayetteville, WV?
Fayetteville, WV operates under WV law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 25840 now. You don’t know where it ranks.
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How 25840 ranks in Beckley, WV
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