Real Estate Investing in Bentonville, Virginia (22610)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22610 (Bentonville, 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: 16.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bentonville, VA (22610)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 22610 Bentonville
Investors eyeing 22610 need to respect the fundamentals at play. Home values of $490K come alongside slower price movement and elevated management overhead.
For an experienced owner, 22610 can be a a viable market for hunting ground — but the discount at $490K reflects genuine risk that outside investors often underestimate.
ZIP 22610's metrics run below Warren County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 22610 includes headwinds that any investor should price in. Income distribution skews lower than Bentonville averages, and tenant stability requires active management.
New investors are better served looking at Bentonville's stable or hybrid ZIPs before stepping into 22610. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Bentonville:
Property Strategy for 22610
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $319,516 | $1,320 | 3.0% | +7.0% | $159,758 |
| 3BR | $475,279 | $1,700 | 2.6% | +8.1% | $158,426 |
| 4BR | $651,172 | $2,220 | 2.5% | +8.2% | $162,793 |
Market Trends
Home Value History (with trend line)
📊 How Does 22610 Compare?
| Metric | 22610 | Bentonville | Virginia |
|---|---|---|---|
| Home Value | $489,967 | $489,967 | $403,170 |
| 5-Year CAGR | 6.8% | 6.8% | 6.4% |
| Avg Rent | $1,188 | $1,188 | - |
| Cap Rate | 1.9% | 1.9% | - |
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 22610 (Bentonville, VA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 22610 (Bentonville, VA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $489,967 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 34.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +8.4% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (1.9%). 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 22610
Population: 1,870
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
What investment strategy works best in Bentonville, VA?
In Bentonville, VA the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $490K prices and $1,188/mo rents suits that approach.
How strong are rents in Bentonville, VA?
The typical rental in Bentonville, VA commands about $1,188/mo monthly. That rent profile steady cash flow against the $490K purchase basis.
Is Bentonville, VA good for landlords?
Bentonville, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Can I house hack in Bentonville, VA?
Bentonville, VA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $490K price point reasonable to enter.
Are there empty rentals in Bentonville, VA?
Vacancy in Bentonville, VA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,188/mo.
You know 22610 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 22610 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 22610 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 22610 (Bentonville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 22610 (Bentonville, VA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.