Real Estate Investing in Fredericksburg, Virginia (22406)
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Should you buy in 22406 (Fredericksburg, 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 Fredericksburg, VA (22406)?
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Market Analysis: 22406 Fredericksburg
ZIP 22406 inside Stafford County looks affordable on the surface — median value of $579K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 22406 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader VA picture, 22406 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 22406 ZIP's population of 26,248 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Experienced landlords with local relationships tend to find 22406 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Fredericksburg:
Property Strategy for 22406
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $419,755 | $2,030 | 3.5% | +6.3% | $209,878 |
| 3BR | $483,350 | $2,560 | 3.8% | +6.8% | $161,117 |
| 4BR | $630,806 | $3,010 | 3.4% | +6.8% | $157,701 |
| 5BR | $711,829 | — | — | +7.1% | $142,366 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22406 Compare?
| Metric | 22406 | Fredericksburg | Virginia |
|---|---|---|---|
| Home Value | $579,316 | $484,516 | $403,170 |
| 5-Year CAGR | 4.1% | 4.2% | 6.4% |
| Avg Rent | $1,947 | $2,021 | - |
| Cap Rate | 2.6% | 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 22406 (Fredericksburg, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $579,316 |
| Monthly Rent | $1,947 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 Rent Trends
| 1-Year | +1.5% ▲ |
| 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 22406
Population: 26,248
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 22406
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 1,693 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is housing expensive in Fredericksburg, VA?
Fredericksburg, VA median home values land near $579K. That is reasonable territory for investors looking at $1,947/mo-per-month rentals.
How do experienced investors play Fredericksburg, VA?
The best-fit strategy in Fredericksburg, VA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the typical renter like in Fredericksburg, VA?
Fredericksburg, VA offers a consistent renter base at the $1,947/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Fredericksburg, VA good for house hacking?
The house hack math a challenging in Fredericksburg, VA. Owner-occupant buyers benefit from the $1,947/mo rents and $579K home values.
Is real estate in Fredericksburg, VA a good investment right now?
Fredericksburg, VA scores 3.0/5 for investability. Home values sit at $579K and rents near $1,947/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 22406 now. You don’t know where it ranks.
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How 22406 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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