Real Estate Investing in West Milford, West Virginia (26385)
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Should you buy in 26385 (West Milford, WV)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West Milford, WV (26385)?
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Market Analysis: 26385 West Milford
Not every below-median market is a bargain. West Milford's 26385 ZIP sits at signals that favor experienced operators who can absorb the risk $173K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $173K asset, 26385 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 26385 among WV's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Turning to rents, 3,021 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 26385 is an operator game, not a passive one. On the rental side, entry prices of $173K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in West Milford:
Property Strategy for 26385
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $108,442 | $1,080 | 7.2% | +4.5% | $54,221 |
| 3BR | $183,264 | $1,430 | 5.6% | +4.6% | $61,088 |
| 4BR | $263,021 | $1,660 | 4.5% | +5.1% | $65,755 |
Market Trends
Home Value History (with trend line)
📊 How Does 26385 Compare?
| Metric | 26385 | West Milford | Clarksburg, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $172,534 | $157,845 | N/A | $169,372 |
| 5-Year CAGR | 4.3% | 4.0% | N/A | 6.1% |
| Avg Rent | $972 | $878 | N/A | - |
| Cap Rate | 4.4% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 26385 (West Milford, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,534 |
| Monthly Rent | $972 |
| Price-to-Rent | 14.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 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 (4.4%). 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 26385
Population: 3,021
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 26385
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
Is real estate in West Milford, WV a good investment right now?
West Milford, WV scores 3.0/5 for investability. Home values sit at $173K and rents near $972/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do landlords face vacancy issues in West Milford, WV?
Rental vacancy in West Milford, WV is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical rental rate in West Milford, WV?
The typical rental in West Milford, WV commands about $972/mo monthly. That rent profile stable cash flow against the $173K purchase basis.
Where do home prices stand in West Milford, WV?
West Milford, WV home values average about $173K. That price point suits investors targeting rentals with $972/mo in monthly income.
Is the tenant base reliable in West Milford, WV?
The renter base in West Milford, WV is reasonable for the $972/mo price point. Screening well and pricing to market typically yields consistent tenants.
You know 26385 now. You don’t know where it ranks.
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How 26385 ranks in Clarksburg, WV
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