Real Estate Investing in Partlow, Virginia (22534)
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Should you buy in 22534 (Partlow, VA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Partlow, VA (22534)?
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Market Analysis: 22534 Partlow
The 22534 ZIP in Partlow, VA is a local-operator market. Outside capital chasing a $411K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $411K asset, 22534 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader VA picture, 22534 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 22534 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 22534 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 Partlow:
Property Strategy for 22534
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $293,141 | $1,560 | 3.8% | +7.2% | $146,570 |
| 3BR | $371,328 | $1,970 | 3.8% | +6.9% | $123,776 |
| 4BR | $523,263 | $2,310 | 3.2% | +7.9% | $130,816 |
Market Trends
Home Value History (with trend line)
📊 How Does 22534 Compare?
| Metric | 22534 | Partlow | Virginia |
|---|---|---|---|
| Home Value | $411,216 | $411,216 | $403,170 |
| 5-Year CAGR | 4.6% | 4.6% | 6.4% |
| Avg Rent | $1,404 | $1,404 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 22534 (Partlow, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $411,216 |
| Monthly Rent | $1,404 |
| Price-to-Rent | 24.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 22534
Population: 3,337
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Which real estate strategy fits Partlow, VA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Partlow, VA. The numbers - $411K homes against $1,404/mo rents - support that play.
What is the typical vacancy rate in Partlow, VA?
Partlow, VA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What do rentals go for in Partlow, VA?
Average rent in Partlow, VA is approximately $1,404/mo per month. Against $411K home values that yields a reasonable rent-to-price ratio.
Does house hacking work in Partlow, VA?
House hacking works a challenging in Partlow, VA. Rents of $1,404/mo against $411K acquisition make the strategy solid for owner-occupants.
How strong is the working-renter base in Partlow, VA?
Tenant demand in Partlow, VA is solid. The local workforce $1,404/mo rents across most rental classes.
You know 22534 now. You don’t know where it ranks.
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How 22534 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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