Real Estate Investing in Manassas, Virginia (20109)
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Should you buy in 20109 (Manassas, VA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
What’s happening in Manassas, VA (20109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 20109 Manassas
ZIP 20109 inside Prince William County looks affordable on the surface — median value of $456K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $456K asset, 20109 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within VA, ZIP 20109 trails on several market indicators that neighboring Prince William County submarkets outperform. The gap is real and resilient enough to shape underwriting.
The demographic picture in 20109 includes headwinds that any investor should price in. Income distribution skews lower than Manassas averages, and tenant stability requires active management.
Strategically, 20109 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 Manassas:
Property Strategy for 20109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $245,082 | $1,970 | 5.8% | +6.1% | $245,082 |
| 2BR | $332,472 | $2,200 | 4.8% | +7.3% | $166,236 |
| 3BR | $433,373 | $2,780 | 4.6% | +6.9% | $144,458 |
| 4BR | $544,387 | $3,260 | 4.3% | +6.1% | $136,097 |
| 5BR | $583,215 | — | — | +5.7% | $116,643 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 20109 Compare?
| Metric | 20109 | Manassas | Virginia |
|---|---|---|---|
| Home Value | $455,636 | $559,813 | $403,170 |
| 5-Year CAGR | 4.9% | 4.4% | 6.4% |
| Avg Rent | $2,149 | $2,494 | - |
| Cap Rate | 3.7% | 3.5% | - |
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 20109 (Manassas, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $455,636 |
| Monthly Rent | $2,149 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +4.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 20109
Population: 44,161
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 20109
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
Investor Insight: With 3,004 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Manassas, VA?
Median home price in Manassas, VA is near $456K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How much is rent in Manassas, VA?
The typical rental in Manassas, VA commands about $2,149/mo monthly. That rent profile measured cash flow against the $456K purchase basis.
Are tenants stable in Manassas, VA?
Tenant demand in Manassas, VA is solid. The local workforce $2,149/mo rents across most rental classes.
Are landlord laws favorable in Manassas, VA?
VA ranks as a landlord-friendly state for landlord-tenant law. Manassas generally follows the statewide framework, so landlords face reasonable operating rules.
How do experienced investors play Manassas, VA?
In Manassas, VA the significant play is typically careful cash-flow rentals with hands-on management. The combination of $456K prices and $2,149/mo rents suits that approach.
You know 20109 now. You don’t know where it ranks.
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How 20109 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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