Real Estate Investing in Friendly, West Virginia (26146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 26146 (Friendly, WV)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 39.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.4% CAGR).
- 1-year downturn: Values declined 12.2% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Friendly, WV (26146)?
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Market Analysis: 26146 Friendly
The 26146 ZIP in Friendly, WV is a local-operator market. Outside capital chasing a $104K entry has to pair deep knowledge with the discount.
For an experienced owner, 26146 can be a a viable market for hunting ground — but the discount at $104K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 26146 among WV's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 26146 includes headwinds that any investor should price in. Income distribution skews lower than Friendly averages, and tenant stability requires active management.
Strategy in 26146 is an operator game, not a passive one. Looking more closely, entry prices of $104K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Friendly:
Property Strategy for 26146
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $107,344 | $880 | 5.9% | +7.7% | $53,672 |
| 3BR | $155,779 | $1,150 | 5.3% | +7.4% | $51,926 |
Market Trends
Home Value History (with trend line)
📊 How Does 26146 Compare?
| Metric | 26146 | Friendly | West Virginia |
|---|---|---|---|
| Home Value | $103,801 | $103,801 | $169,372 |
| 5-Year CAGR | 1.4% | 1.4% | 6.1% |
| Avg Rent | $792 | $792 | - |
| Cap Rate | 6.0% | 6.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 26146 (Friendly, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $103,801 |
| Monthly Rent | $792 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | -12.2% ▼ |
| 3-Year CAGR | -4.0% ▼ |
| 5-Year CAGR | +1.4% ▲ |
| 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 (6.0%). 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 26146
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
Frequently Asked Questions
Are homes affordable in Friendly, WV?
Friendly, WV home values average about $104K. That price point suits investors targeting rentals with $792/mo in monthly income.
How do landlord-tenant laws work in Friendly, WV?
WV law landlord-friendly for landlords, and Friendly inherits those rules. Investors should still review local ordinances for rental licensing.
How much rent can I charge in Friendly, WV?
Rents in Friendly, WV run near $792/mo. Compared with median home prices of $104K that produces solid gross yields for typical rentals.
What is the investability score for Friendly, WV?
Yes - Friendly, WV a 3.0/5 investability score. With $104K home prices against $792/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is it easy to find good tenants in Friendly, WV?
Tenant demand in Friendly, WV is solid. The local workforce $792/mo rents across most rental classes.
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