Real Estate Investing in Sperryville, Virginia (22740)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22740 (Sperryville, 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: 41.9% of homes vacant — above national norms.
- Higher unemployment: 8.2% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 37.0 — 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 Sperryville, VA (22740)?
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Market Analysis: 22740 Sperryville
This part of Rappahannock County is not an easy win. The 22740 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 22740 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
On the rental side, 22740 offers a low basis, the region around Sperryville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 22740 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 22740 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 Sperryville:
Property Strategy for 22740
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $450,739 | $1,380 | 2.2% | +6.1% | $225,369 |
| 3BR | $503,640 | $1,700 | 2.4% | +7.1% | $167,880 |
| 4BR | $667,948 | $2,320 | 2.5% | +7.7% | $166,987 |
Market Trends
Home Value History (with trend line)
📊 How Does 22740 Compare?
| Metric | 22740 | Sperryville | Virginia |
|---|---|---|---|
| Home Value | $551,382 | $551,382 | $403,170 |
| 5-Year CAGR | 4.5% | 4.5% | 6.4% |
| Avg Rent | $1,242 | $1,242 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 22740 (Sperryville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $551,382 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 37.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (1.8%). 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 22740
Population: 873
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
How should investors approach Sperryville, VA?
A careful cash-flow rentals with hands-on management strategy Sperryville, VA best. The market produces even-keeled results for that approach at the $551K price point.
How much is rent in Sperryville, VA?
Rental rates in Sperryville, VA average $1,242/mo. Tenant demand and $551K home values make the yield look reasonable by investor standards.
Are landlord laws favorable in Sperryville, VA?
Sperryville, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Does a duplex house hack pencil in Sperryville, VA?
House hacking works a challenging in Sperryville, VA. Rents of $1,242/mo against $551K acquisition make the strategy solid for owner-occupants.
How quickly do rentals get leased in Sperryville, VA?
Vacancy in Sperryville, VA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,242/mo.
You know 22740 now. You don’t know where it ranks.
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How 22740 ranks in Washington-Arlington-Alexandria, DC-VA-MD-WV
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