Real Estate Investing in Bethany, West Virginia (26032)
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Should you buy in 26032 (Bethany, WV)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bethany, WV (26032)?
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Market Analysis: 26032 Bethany
This part of Brooke County is not an easy win. The 26032 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 26032 is robust only for operators who understand what they are buying. A $179K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 26032 among WV's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 26032 ZIP's population of 1,109 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
The right play in 26032 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 Bethany:
Market Trends
Home Value History (with trend line)
📊 How Does 26032 Compare?
| Metric | 26032 | Bethany | West Virginia |
|---|---|---|---|
| Home Value | $178,942 | $178,942 | $169,372 |
| 5-Year CAGR | 3.6% | 3.6% | 6.1% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 26032 (Bethany, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $178,942 |
| Monthly Rent | $900 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 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 (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 26032
Population: 1,109
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 26032
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
West Liberty Elementary School
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 7,681 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Bethany, WV?
Median home price in Bethany, WV is near $179K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
Is it easy to find good tenants in Bethany, WV?
The renter base in Bethany, WV is reasonable for the $900/mo price point. Screening well and pricing to market typically yields measured tenants.
Is Bethany, WV a friendly market for rental owners?
Bethany, WV falls under WV landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What do landlords charge for rent in Bethany, WV?
Rent in Bethany, WV is around $900/mo. The resulting rent-to-value relationship with $179K pricing is reasonable for most investor models.
Should investors consider Bethany, WV?
With a 3.0/5 investability score, Bethany, WV ranks as a solid market for rental property investors. Median prices of $179K and rents of $900/mo drive the underlying numbers.
You know 26032 now. You don’t know where it ranks.
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How 26032 ranks in Weirton-Steubenville, WV-OH
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