Real Estate Investing in Circleville, West Virginia (26804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 26804 (Circleville, WV)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 30.8% of homes vacant — above national norms.
- Elevated poverty: 21.3% poverty rate — can affect rent collection.
- Higher unemployment: 16.3% unemployment — tenant risk signal.
- Lower household income: $38,598 median — tenant affordability is tighter.
• 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 Circleville, WV (26804)?
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Market Analysis: 26804 Circleville
The 26804 ZIP covers a section of Circleville that demands careful diligence. Prices near $189K look accessible, but the work to make a deal cash flow is real.
The investment case in 26804 is impressive only for operators who understand what they are buying. A $189K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 26804 sits on the difficult end of the WV spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 26804 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 26804 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Circleville:
Market Trends
Home Value History (with trend line)
📊 How Does 26804 Compare?
| Metric | 26804 | Circleville | Elkins, WV | West Virginia |
|---|---|---|---|---|
| Home Value | $188,847 | $188,847 | N/A | $169,372 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 6.1% |
| Avg Rent | $783 | $783 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 26804 (Circleville, WV). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $188,847 |
| Monthly Rent | $783 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +13.1% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 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 (3.2%). 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 26804
Population: 537
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 26804
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 kind of tenants rent in Circleville, WV?
Circleville, WV offers a reliable renter base at the $783/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Circleville, WV a good market for buy-and-hold investors?
Our data puts Circleville, WV at 3.0/5 for investability. Home prices of $189K and rents around $783/mo create a solid backdrop for investor activity.
Where do home prices stand in Circleville, WV?
Circleville, WV home values average about $189K. That price point suits investors targeting rentals with $783/mo in monthly income.
What is it like being a landlord in Circleville, WV?
WV ranks as a landlord-friendly state for landlord-tenant law. Circleville generally follows the statewide framework, so landlords face reasonable operating rules.
Are there empty rentals in Circleville, WV?
Circleville, WV sees elevated vacancy, which is reasonable relative to the broader WV rental market.
You know 26804 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 26804 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 26804 ranks in Elkins, WV
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