Real Estate Investing in Upperville, Virginia (20184)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20184 (Upperville, VA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 52.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 66.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Upperville, VA (20184)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 20184 Upperville
ZIP 20184 inside Loudoun County looks affordable on the surface — median value of $1.2M — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 20184 can be a a strong candidate for hunting ground — but the discount at $1.2M reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Upperville have seen price recovery that 20184 has not matched. Loudoun County data supports the view that the spread is structural rather than temporary.
The demographic picture in 20184 includes headwinds that any investor should price in. Income distribution skews lower than Upperville averages, and tenant stability requires active management.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Upperville:
Market Trends
Home Value History (with trend line)
📊 How Does 20184 Compare?
| Metric | 20184 | Upperville | Virginia |
|---|---|---|---|
| Home Value | $1,222,781 | $1,222,781 | $403,170 |
| 5-Year CAGR | 5.1% | 5.1% | 6.4% |
| Avg Rent | $1,530 | $1,530 | - |
| Cap Rate | 1.0% | 1.0% | - |
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 20184 (Upperville, VA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 20184 (Upperville, VA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $1,222,781 |
| Monthly Rent | $1,530 |
| Price-to-Rent | 66.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.5% |
| Cap Rate | 1.0% |
| 5-Year IRR | 6.0% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (1.0%). 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 20184
Population: 504
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Does Upperville, VA favor landlords or tenants?
VA law landlord-friendly for landlords, and Upperville inherits those rules. Investors should still review local ordinances for rental licensing.
How much is rent in Upperville, VA?
The typical rental in Upperville, VA commands about $1,530/mo monthly. That rent profile stable cash flow against the $1.2M purchase basis.
What type of investing works in Upperville, VA?
Upperville, VA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.2M prices, $1,530/mo rents) make it a reasonable choice.
How does Upperville, VA stack up for property investment?
Upperville, VA rates 3.0/5 for investability. With median values at $1.2M and rents near $1,530/mo, the market offers reasonable fundamentals for rental investors.
Is housing expensive in Upperville, VA?
In Upperville, VA the median home value sits at $1.2M. Against the broader VA market, that reads as reasonable for most investors.
You know 20184 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 20184 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 20184 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 20184 (Upperville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 20184 (Upperville, VA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.