Real Estate Investing in Boyce, Virginia (22620)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22620 (Boyce, 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: 12.9% 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 Boyce, VA (22620)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 22620 Boyce
The 22620 ZIP covers a section of Boyce that demands careful diligence. Prices near $575K 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 $575K asset, 22620 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Boyce have seen price recovery that 22620 has not matched. Clarke County data supports the view that the spread is structural rather than temporary.
A healthy renter share of 13% in 22620 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 22620 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Boyce:
Property Strategy for 22620
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $371,362 | $1,550 | 3.0% | +5.3% | $185,681 |
| 3BR | $522,173 | $1,960 | 2.7% | +6.6% | $174,058 |
| 4BR | $651,210 | $2,300 | 2.5% | +6.4% | $162,803 |
Market Trends
Home Value History (with trend line)
📊 How Does 22620 Compare?
| Metric | 22620 | Boyce | Virginia |
|---|---|---|---|
| Home Value | $575,473 | $575,473 | $403,170 |
| 5-Year CAGR | 4.6% | 4.6% | 6.4% |
| Avg Rent | $1,395 | $1,395 | - |
| 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 22620 (Boyce, VA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 22620 (Boyce, VA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $575,473 |
| Monthly Rent | $1,395 |
| Price-to-Rent | 34.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 22620
Population: 2,649
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 22620
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 593 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Boyce, VA?
The typical rental in Boyce, VA commands about $1,395/mo monthly. That rent profile predictable cash flow against the $575K purchase basis.
How strong is the working-renter base in Boyce, VA?
The renter base in Boyce, VA is reasonable for the $1,395/mo price point. Screening well and pricing to market typically yields steady tenants.
How does Boyce, VA rate as a rental market?
Boyce, VA rates 3.0/5 for investability. With median values at $575K and rents near $1,395/mo, the market offers reasonable fundamentals for rental investors.
Which real estate strategy fits Boyce, VA?
The best-fit strategy in Boyce, VA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Does house hacking make sense in Boyce, VA?
House hacking works a challenging in Boyce, VA. Rents of $1,395/mo against $575K acquisition make the strategy solid for owner-occupants.
You know 22620 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 22620 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 22620 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 22620 (Boyce)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 22620 (Boyce, VA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.