Real Estate Investing in Valley Lee, Maryland (20692)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 20692 (Valley Lee, MD)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 30.2% of homes vacant — above national norms.
• 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 Valley Lee, MD (20692)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 20692 Valley Lee
This part of Saint Marys County is not an easy win. The 20692 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Stepping back, the numbers look inviting — $487K purchase price, 0.0% nominal cap — the work to hit that pro forma in 20692 is substantial and deserves full respect.
Nearby ZIPs in Valley Lee have seen price recovery that 20692 has not matched. Saint Marys County data supports the view that the spread is structural rather than temporary.
A robust renter share of 0% in 20692 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Valley Lee's stable or hybrid ZIPs before stepping into 20692. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Valley Lee:
Market Trends
Home Value History (with trend line)
📊 How Does 20692 Compare?
| Metric | 20692 | Valley Lee | California-Lexington Park, MD | Maryland |
|---|---|---|---|---|
| Home Value | $486,659 | $486,659 | N/A | $424,997 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 4.9% |
| Avg Rent | $1,638 | $1,638 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 20692 (Valley Lee, MD). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 20692 (Valley Lee, MD)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $486,659 |
| Monthly Rent | $1,638 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 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 (2.6%). 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 20692
Population: 438
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 20692
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Piney Point Elementary
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 Valley Lee, MD a smart market for rental property?
With a 3.0/5 investability score, Valley Lee, MD ranks as a solid market for rental property investors. Median prices of $487K and rents of $1,638/mo drive the underlying numbers.
How much is rent in Valley Lee, MD?
Rents in Valley Lee, MD run near $1,638/mo. Compared with median home prices of $487K that produces solid gross yields for typical rentals.
Which investment style suits Valley Lee, MD?
A careful cash-flow rentals with hands-on management strategy Valley Lee, MD best. The market produces even-keeled results for that approach at the $487K price point.
Is Valley Lee, MD a friendly market for rental owners?
Valley Lee, MD falls under MD landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is housing expensive in Valley Lee, MD?
Valley Lee, MD home values average about $487K. That price point suits investors targeting rentals with $1,638/mo in monthly income.
You know 20692 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 20692 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 20692 ranks in California-Lexington Park, MD
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 20692 (Valley Lee)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 20692 (Valley Lee, MD).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.