Real Estate Investing in Bealeton, Virginia (22712)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22712 (Bealeton, 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.
- High price-to-rent: Price-to-rent ratio 31.6 — 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 Bealeton, VA (22712)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 22712 Bealeton
ZIP 22712 inside Fauquier County looks affordable on the surface — median value of $519K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 22712 can be a a viable market for hunting ground — but the discount at $519K reflects genuine risk that outside investors often underestimate.
Regionally, 22712 sits on the difficult end of the VA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
In practical terms, 9,745 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Bealeton:
Property Strategy for 22712
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $308,018 | $1,520 | 3.6% | +6.9% | $154,009 |
| 3BR | $455,524 | $1,920 | 3.0% | +6.7% | $151,841 |
| 4BR | $576,802 | $2,250 | 2.8% | +7.0% | $144,200 |
| 5BR | $614,809 | — | — | +7.0% | $122,962 |
Market Trends
Home Value History (with trend line)
📊 How Does 22712 Compare?
| Metric | 22712 | Bealeton | Virginia |
|---|---|---|---|
| Home Value | $518,850 | $518,850 | $403,170 |
| 5-Year CAGR | 5.1% | 5.1% | 6.4% |
| Avg Rent | $1,368 | $1,368 | - |
| Cap Rate | 2.1% | 2.1% | - |
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 22712 (Bealeton, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $518,850 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 31.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.9% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (2.1%). 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 22712
Population: 9,745
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 22712
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 1,536 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Bealeton, VA?
Expect elevated vacancy in Bealeton, VA. Rents at $1,368/mo are absorbed by the tenant base without meaningful lag.
Is rental property easy to operate in Bealeton, VA?
Landlord-friendliness in Bealeton, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does Bealeton, VA make sense for an investment property?
The 3.0/5 investability rating in Bealeton, VA reflects its $519K prices and $1,368/mo rents. Investors generally consider it a solid option within VA.
Does a duplex house hack pencil in Bealeton, VA?
For house hackers, Bealeton, VA is a challenging. The $1,368/mo rent on a unit helps defray the mortgage on a $519K property.
How much rent can I charge in Bealeton, VA?
Bealeton, VA rentals go for roughly $1,368/mo a month. That puts gross yield in solid territory relative to $519K acquisition costs.
You know 22712 now. You don’t know where it ranks.
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How 22712 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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