Real Estate Investing in Reva, Virginia (22735)
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Should you buy in 22735 (Reva, 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: 16.0% 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 Reva, VA (22735)?
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Market Analysis: 22735 Reva
The 22735 ZIP covers a section of Reva that demands careful diligence. Prices near $476K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 22735 can be a a strong candidate for hunting ground — but the discount at $476K reflects genuine risk that outside investors often underestimate.
ZIP 22735's metrics run below Culpeper County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 22735 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Reva's stable or hybrid ZIPs before stepping into 22735. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Reva:
Property Strategy for 22735
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $425,485 | $1,740 | 2.9% | +7.6% | $141,828 |
| 4BR | $562,891 | $1,850 | 2.4% | +8.4% | $140,723 |
Market Trends
Home Value History (with trend line)
📊 How Does 22735 Compare?
| Metric | 22735 | Reva | Virginia |
|---|---|---|---|
| Home Value | $476,052 | $476,052 | $403,170 |
| 5-Year CAGR | 5.6% | 5.6% | 6.4% |
| Avg Rent | $1,152 | $1,152 | - |
| Cap Rate | 1.9% | 1.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 22735 (Reva, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $476,052 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 34.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 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 22735
Population: 1,851
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
How landlord-friendly is Reva, VA?
VA law landlord-friendly for landlords, and Reva inherits those rules. Investors should still review local ordinances for rental licensing.
How qualified is the tenant pool in Reva, VA?
Working renters make up the core of the Reva, VA tenant base. The pool is reasonable for investors targeting long-term holds.
How should investors approach Reva, VA?
A careful cash-flow rentals with hands-on management strategy Reva, VA best. The market produces consistent results for that approach at the $476K price point.
Is Reva in VA worth investing in?
Reva, VA rates 3.0/5 for investability. With median values at $476K and rents near $1,152/mo, the market offers reasonable fundamentals for rental investors.
Does house hacking make sense in Reva, VA?
The a challenging house-hack environment in Reva, VA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 22735 now. You don’t know where it ranks.
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How 22735 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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