Real Estate Investing in Hamilton, Virginia (20158)
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Should you buy in 20158 (Hamilton, 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.
- High price-to-rent: Price-to-rent ratio 39.6 — 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 Hamilton, VA (20158)?
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Market Analysis: 20158 Hamilton
The 20158 ZIP covers a section of Hamilton that demands careful diligence. Prices near $983K look accessible, but the work to make a deal cash flow is real.
The investment case in 20158 is robust only for operators who understand what they are buying. A $983K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within VA, ZIP 20158 trails on several market indicators that neighboring Loudoun County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
The 20158 ZIP's population of 5,137 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategically, 20158 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 Hamilton:
Property Strategy for 20158
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $627,073 | $2,900 | 3.3% | +7.0% | $209,024 |
| 4BR | $1,092,436 | $3,410 | 2.2% | +9.1% | $273,109 |
| 5BR | $1,294,728 | — | — | +9.0% | $258,946 |
Market Trends
Home Value History (with trend line)
📊 How Does 20158 Compare?
| Metric | 20158 | Hamilton | Virginia |
|---|---|---|---|
| Home Value | $982,980 | $982,980 | $403,170 |
| 5-Year CAGR | 6.2% | 6.2% | 6.4% |
| Avg Rent | $2,070 | $2,070 | - |
| Cap Rate | 1.6% | 1.6% | - |
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 20158 (Hamilton, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $982,980 |
| Monthly Rent | $2,070 |
| Price-to-Rent | 39.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (1.6%). 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 20158
Population: 5,137
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 20158
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 are home prices like in Hamilton, VA?
Expect median prices around $983K in Hamilton, VA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Are eviction rules reasonable in Hamilton, VA?
The landlord environment in Hamilton, VA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How deep is the rental pool in Hamilton, VA?
Tenant quality in Hamilton, VA ranks as solid. Landlords generally report consistent occupancy at market rents of $2,070/mo.
What is the best play in Hamilton, VA?
A careful cash-flow rentals with hands-on management strategy Hamilton, VA best. The market produces stable results for that approach at the $983K price point.
Can I live-in-and-rent in Hamilton, VA?
House hacking in Hamilton, VA is reasonable to execute. Prices around $983K and rents of $2,070/mo solid owner-occupant economics.
You know 20158 now. You don’t know where it ranks.
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How 20158 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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