Real Estate Investing in Catlett, Virginia (20119)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20119 (Catlett, VA)? 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.
- Elevated vacancy: 11.3% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 32.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Catlett, VA (20119)?
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Market Analysis: 20119 Catlett
This part of Fauquier County is not an easy win. The 20119 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 20119 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
From an investor standpoint, 20119 offers a low basis, the region around Catlett has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Turning to rents, 3,543 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.
The right play in 20119 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 Catlett:
Property Strategy for 20119
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $409,005 | $1,900 | 3.3% | +6.2% | $204,503 |
| 3BR | $582,339 | $2,400 | 3.0% | +7.2% | $194,113 |
| 4BR | $737,190 | $2,820 | 2.8% | +7.1% | $184,298 |
Market Trends
Home Value History (with trend line)
📊 How Does 20119 Compare?
| Metric | 20119 | Catlett | Virginia |
|---|---|---|---|
| Home Value | $671,930 | $671,930 | $403,170 |
| 5-Year CAGR | 5.1% | 5.1% | 6.4% |
| Avg Rent | $1,710 | $1,710 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 20119 (Catlett, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $671,930 |
| Monthly Rent | $1,710 |
| Price-to-Rent | 32.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (2.0%). 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 20119
Population: 3,543
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 20119
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 Catlett, VA a good market for FHA house hackers?
The a challenging house-hack environment in Catlett, VA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Catlett, VA a friendly market for rental owners?
Landlord-friendliness in Catlett, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are tenants stable in Catlett, VA?
Tenant demand in Catlett, VA is solid. The local workforce $1,710/mo rents across most rental classes.
Is Catlett, VA a smart market for rental property?
Our data puts Catlett, VA at 3.0/5 for investability. Home prices of $672K and rents around $1,710/mo create a solid backdrop for investor activity.
What is the smart move for investors in Catlett, VA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Catlett, VA. The numbers - $672K homes against $1,710/mo rents - support that play.
You know 20119 now. You don’t know where it ranks.
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