Real Estate Investing in Sterling, Virginia (20164)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20164 (Sterling, 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.
No major risk flags on the data we track.
What’s happening in Sterling, VA (20164)?
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Market Analysis: 20164 Sterling
Investors eyeing 20164 need to respect the fundamentals at play. Home values of $594K come alongside slower price movement and elevated management overhead.
For an experienced owner, 20164 can be a a viable market for hunting ground — but the discount at $594K reflects genuine risk that outside investors often underestimate.
ZIP 20164's metrics run below Loudoun County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 20164 ZIP's population of 42,694 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
New investors are better served looking at Sterling's stable or hybrid ZIPs before stepping into 20164. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Sterling:
Property Strategy for 20164
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $246,387 | $2,180 | 6.4% | +4.1% | $246,387 |
| 2BR | $378,579 | $2,430 | 4.6% | +6.8% | $189,289 |
| 3BR | $542,517 | $3,070 | 4.1% | +6.5% | $180,839 |
| 4BR | $649,237 | $3,600 | 4.0% | +5.8% | $162,309 |
| 5BR | $687,901 | — | — | +5.5% | $137,580 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 20164 Compare?
| Metric | 20164 | Sterling | Virginia |
|---|---|---|---|
| Home Value | $593,739 | $652,841 | $403,170 |
| 5-Year CAGR | 4.4% | 4.0% | 6.4% |
| Avg Rent | $2,831 | $2,713 | - |
| Cap Rate | 3.7% | 3.3% | - |
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 20164 (Sterling, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $593,739 |
| Monthly Rent | $2,831 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | N/A |
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 20164
Population: 42,694
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 20164
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
How much rent can I charge in Sterling, VA?
The typical rental in Sterling, VA commands about $2,831/mo monthly. That rent profile even-keeled cash flow against the $594K purchase basis.
Do landlords face vacancy issues in Sterling, VA?
Sterling, VA sees elevated vacancy, which is reasonable relative to the broader VA rental market.
Should investors consider Sterling, VA?
Investors tracking Sterling, VA will find a 3.0/5 rating supported by $594K median home values and $2,831/mo rents. That profile suits long-term holders targeting measured returns.
Is Sterling, VA landlord-friendly?
Sterling, VA operates under VA law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
What is the typical home price in Sterling, VA?
Sterling, VA median home values land near $594K. That is reasonable territory for investors looking at $2,831/mo-per-month rentals.
You know 20164 now. You don’t know where it ranks.
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