Real Estate Investing in King George, Virginia (22485)
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Should you buy in 22485 (King George, 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 King George, VA (22485)?
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Market Analysis: 22485 King George
The 22485 ZIP covers a section of King George that demands careful diligence. Prices near $483K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $483K asset, 22485 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 22485 sits on the difficult end of the VA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 22485 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Distressed ZIPs reward experience. healthy returns are possible in 22485, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in King George:
Property Strategy for 22485
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $292,842 | $1,400 | 3.4% | +5.3% | $146,421 |
| 3BR | $416,511 | $1,950 | 3.4% | +6.8% | $138,837 |
| 4BR | $528,461 | $2,350 | 3.2% | +6.5% | $132,115 |
| 5BR | $576,249 | — | — | +6.1% | $115,250 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22485 Compare?
| Metric | 22485 | King George | Virginia |
|---|---|---|---|
| Home Value | $482,740 | $482,740 | $403,170 |
| 5-Year CAGR | 4.9% | 4.9% | 6.4% |
| Avg Rent | $1,875 | $1,875 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 22485 (King George, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $482,740 |
| Monthly Rent | $1,875 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 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 (3.0%). 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 22485
Population: 26,810
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 22485
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.
Frequently Asked Questions
What kind of market is King George, VA for investors?
Investors tracking King George, VA will find a 3.0/5 rating supported by $483K median home values and $1,875/mo rents. That profile suits long-term holders targeting reliable returns.
What do rentals go for in King George, VA?
Rental rates in King George, VA average $1,875/mo. Tenant demand and $483K home values make the yield look reasonable by investor standards.
What is the typical home price in King George, VA?
Homes in King George, VA typically sell near $483K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Does house hacking make sense in King George, VA?
House hacking works a challenging in King George, VA. Rents of $1,875/mo against $483K acquisition make the strategy solid for owner-occupants.
What strategy should investors use in King George, VA?
A careful cash-flow rentals with hands-on management strategy King George, VA best. The market produces predictable results for that approach at the $483K price point.
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