Real Estate Investing in Dunnsville, Virginia (22454)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22454 (Dunnsville, VA)? 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: 36.0% of homes vacant — above national norms.
- Higher unemployment: 8.0% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Dunnsville, VA (22454)?
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Market Analysis: 22454 Dunnsville
This part of Essex County is not an easy win. The 22454 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 22454 is substantial only for operators who understand what they are buying. A $287K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
On the rental side, 22454 offers a low basis, the region around Dunnsville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 22454 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 22454 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 Dunnsville:
Property Strategy for 22454
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $234,613 | $1,090 | 3.3% | +6.4% | $117,307 |
| 3BR | $290,816 | $1,310 | 3.2% | +6.6% | $96,939 |
| 4BR | $416,250 | $1,520 | 2.6% | +6.2% | $104,062 |
Market Trends
Home Value History (with trend line)
📊 How Does 22454 Compare?
| Metric | 22454 | Dunnsville | Virginia |
|---|---|---|---|
| Home Value | $287,223 | $287,223 | $403,170 |
| 5-Year CAGR | 4.2% | 4.2% | 6.4% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 22454 (Dunnsville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $287,223 |
| Monthly Rent | $981 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 22454
Population: 2,278
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
Frequently Asked Questions
How much does a house cost in Dunnsville, VA?
In Dunnsville, VA the median home value sits at $287K. Against the broader VA market, that reads as reasonable for most investors.
What investment strategy works best in Dunnsville, VA?
Most investors in Dunnsville, 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.
What do landlords charge for rent in Dunnsville, VA?
Rent in Dunnsville, VA is around $981/mo. The resulting rent-to-value relationship with $287K pricing is reasonable for most investor models.
Is Dunnsville, VA a good market for FHA house hackers?
Dunnsville, VA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $287K price point reasonable to enter.
How strict are landlord regulations in Dunnsville, VA?
Dunnsville, VA operates under VA law, which is landlord-friendly overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
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