Real Estate Investing in Warrenton, Virginia (20186)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20186 (Warrenton, 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 Warrenton, VA (20186)?
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Market Analysis: 20186 Warrenton
ZIP 20186 in Warrenton, VA carries a notable set of headwinds. Home values near $615K and rents of $2,147/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 20186 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 20186 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 20186 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 20186 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 Warrenton:
Property Strategy for 20186
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $379,284 | $1,740 | 3.3% | +6.9% | $189,642 |
| 3BR | $504,339 | $2,200 | 3.1% | +6.6% | $168,113 |
| 4BR | $719,916 | $2,580 | 2.6% | +7.2% | $179,979 |
| 5BR | $838,075 | — | — | +7.0% | $167,615 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 20186 Compare?
| Metric | 20186 | Warrenton | Virginia |
|---|---|---|---|
| Home Value | $615,295 | $680,244 | $403,170 |
| 5-Year CAGR | 4.8% | 4.8% | 6.4% |
| Avg Rent | $2,147 | $2,447 | - |
| Cap Rate | 2.7% | 2.8% | - |
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 20186 (Warrenton, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $615,295 |
| Monthly Rent | $2,147 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 20186
Population: 15,433
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 20186
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 real estate in Warrenton, VA a good investment right now?
The 3.0/5 investability rating in Warrenton, VA reflects its $615K prices and $2,147/mo rents. Investors generally consider it a solid option within VA.
Is vacancy a concern in Warrenton, VA?
Vacancy risk in Warrenton, VA is elevated. That supports steady cash flow for typical rental holds.
How strong are rents in Warrenton, VA?
Average rent in Warrenton, VA is approximately $2,147/mo per month. Against $615K home values that yields a reasonable rent-to-price ratio.
How deep is the rental pool in Warrenton, VA?
Tenant demand in Warrenton, VA is solid. The local workforce $2,147/mo rents across most rental classes.
What strategy should investors use in Warrenton, VA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Warrenton, VA. The numbers - $615K homes against $2,147/mo rents - support that play.
You know 20186 now. You don’t know where it ranks.
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How 20186 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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