Real Estate Investing in Aroda, Virginia (22738)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22738 (Aroda, 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: 15.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.4 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Aroda, VA (22738)?
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Market Analysis: 22738 Aroda
The 22738 ZIP covers a section of Aroda that demands careful diligence. Prices near $447K 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 $447K asset, 22738 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within VA, ZIP 22738 trails on several market indicators that neighboring Madison County submarkets outperform. The gap is real and substantial enough to shape underwriting.
A resilient renter share of 4% in 22738 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 22738 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 Aroda:
Market Trends
Home Value History (with trend line)
📊 How Does 22738 Compare?
| Metric | 22738 | Aroda | Virginia |
|---|---|---|---|
| Home Value | $446,739 | $425,618 | $403,170 |
| 5-Year CAGR | 5.0% | 5.3% | 6.4% |
| Avg Rent | $1,224 | $1,042 | - |
| Cap Rate | 2.1% | 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 22738 (Aroda, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $446,739 |
| Monthly Rent | $1,224 |
| Price-to-Rent | 30.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +7.2% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 22738
Population: 848
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 type of investing works in Aroda, VA?
Investors usually favor careful cash-flow rentals with hands-on management in Aroda, VA. With home values at $447K and rents near $1,224/mo, other strategies can work but produce measured rather than outsized returns.
Are there empty rentals in Aroda, VA?
Aroda, VA sees elevated vacancy, which is reasonable relative to the broader VA rental market.
What do rentals go for in Aroda, VA?
Rental rates in Aroda, VA average $1,224/mo. Tenant demand and $447K home values make the yield look reasonable by investor standards.
How much should I expect to pay for a home in Aroda, VA?
Typical homes in Aroda, VA go for around $447K. The 5-year CAGR of 0.0% consistent price movement.
What does house hacking look like in Aroda, VA?
For house hackers, Aroda, VA is a challenging. The $1,224/mo rent on a unit helps defray the mortgage on a $447K property.
You know 22738 now. You don’t know where it ranks.
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