Real Estate Investing in Woodbridge, Virginia (22191)
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Should you buy in 22191 (Woodbridge, 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 Woodbridge, VA (22191)?
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Market Analysis: 22191 Woodbridge
ZIP 22191 inside Prince William County looks affordable on the surface — median value of $487K — but the discount exists for reasons that a careful buyer should understand before committing.
The 22191 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
On the rental side, 22191 offers a low basis, the region around Woodbridge has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 22191 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 22191 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Woodbridge:
Property Strategy for 22191
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $404,655 | $2,280 | 4.1% | +6.5% | $202,328 |
| 3BR | $461,272 | $2,880 | 4.5% | +5.8% | $153,757 |
| 4BR | $554,670 | $3,380 | 4.4% | +5.7% | $138,667 |
| 5BR | $629,473 | — | — | +5.7% | $125,895 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22191 Compare?
| Metric | 22191 | Woodbridge | Virginia |
|---|---|---|---|
| Home Value | $487,189 | $507,166 | $403,170 |
| 5-Year CAGR | 3.6% | 3.8% | 6.4% |
| Avg Rent | $2,175 | $2,244 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 22191 (Woodbridge, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $487,189 |
| Monthly Rent | $2,175 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 22191
Population: 73,755
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 22191
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
Investor Insight: With 9,284 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Woodbridge, VA?
Most investors in Woodbridge, VA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How strong is tenant demand in Woodbridge, VA?
The tenant pool in Woodbridge, VA is solid, supported by local employment and population fundamentals. Rents of $2,175/mo are well-absorbed by the market.
Is VA a landlord-friendly state?
VA ranks as a landlord-friendly state for landlord-tenant law. Woodbridge generally follows the statewide framework, so landlords face reasonable operating rules.
Can I house hack in Woodbridge, VA?
House hacking in Woodbridge, VA is a challenging. With home values around $487K and rents at $2,175/mo, owner-occupants can offset a meaningful share of PITI.
Is housing expensive in Woodbridge, VA?
Expect median prices around $487K in Woodbridge, VA. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
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How 22191 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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