Real Estate Investing in Purcellville, Virginia (20132)
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Should you buy in 20132 (Purcellville, 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 Purcellville, VA (20132)?
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Market Analysis: 20132 Purcellville
The 20132 ZIP in Purcellville, VA is a local-operator market. Outside capital chasing a $901K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $901K purchase price, 0.0% nominal cap — the work to hit that pro forma in 20132 is substantial and deserves full respect.
Within VA, ZIP 20132 trails on several market indicators that neighboring Loudoun County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The demographic picture in 20132 includes headwinds that any investor should price in. Income distribution skews lower than Purcellville averages, and tenant stability requires active management.
The right play in 20132 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 Purcellville:
Property Strategy for 20132
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $556,015 | $2,320 | 3.0% | +7.2% | $278,007 |
| 3BR | $665,340 | $2,930 | 3.2% | +6.9% | $221,780 |
| 4BR | $930,540 | $3,440 | 2.7% | +7.6% | $232,635 |
| 5BR | $1,133,551 | — | — | +8.7% | $226,710 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 20132 Compare?
| Metric | 20132 | Purcellville | Virginia |
|---|---|---|---|
| Home Value | $901,146 | $901,146 | $403,170 |
| 5-Year CAGR | 5.2% | 5.2% | 6.4% |
| Avg Rent | $3,100 | $3,100 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 20132 (Purcellville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $901,146 |
| Monthly Rent | $3,100 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.7%). 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 20132
Population: 19,241
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 20132
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
Are there empty rentals in Purcellville, VA?
Expect elevated vacancy in Purcellville, VA. Rents at $3,100/mo are absorbed by the tenant base without meaningful lag.
What is it like being a landlord in Purcellville, VA?
Rental owners in Purcellville, VA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How much do tenants pay in Purcellville, VA?
Rental rates in Purcellville, VA average $3,100/mo. Tenant demand and $901K home values make the yield look reasonable by investor standards.
How viable is house hacking in Purcellville, VA?
House hacking works a challenging in Purcellville, VA. Rents of $3,100/mo against $901K acquisition make the strategy solid for owner-occupants.
How does Purcellville, VA stack up for property investment?
Purcellville, VA rates 3.0/5 for investability. With median values at $901K and rents near $3,100/mo, the market offers reasonable fundamentals for rental investors.
You know 20132 now. You don’t know where it ranks.
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