Real Estate Investing in Harrisonburg, Virginia (22801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22801 (Harrisonburg, VA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Harrisonburg, VA (22801)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 22801 Harrisonburg
ZIP 22801 inside Harrisonburg City looks affordable on the surface — median value of $376K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $376K asset, 22801 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 22801 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 22801 includes headwinds that any investor should price in. Income distribution skews lower than Harrisonburg averages, and tenant stability requires active management.
tilts toward 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 Harrisonburg:
Property Strategy for 22801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $257,824 | $1,580 | 4.4% | +5.9% | $128,912 |
| 3BR | $345,361 | $2,150 | 4.5% | +5.3% | $115,120 |
| 4BR | $428,144 | $2,540 | 4.3% | +5.8% | $107,036 |
| 5BR | $588,132 | — | — | +6.1% | $117,626 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22801 Compare?
| Metric | 22801 | Harrisonburg | Harrisonburg, VA | Virginia |
|---|---|---|---|---|
| Home Value | $375,740 | $116,379 | N/A | $403,170 |
| 5-Year CAGR | 3.5% | 4.1% | N/A | 6.4% |
| Avg Rent | $1,922 | $1,793 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
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 22801 (Harrisonburg, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $375,740 |
| Monthly Rent | $1,922 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +7.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 22801
Population: 39,870
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 22801
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 597 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Harrisonburg, VA?
The typical rental in Harrisonburg, VA commands about $1,922/mo monthly. That rent profile even-keeled cash flow against the $376K purchase basis.
How do home values compare in Harrisonburg, VA?
Homes in Harrisonburg, VA typically sell near $376K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What are vacancy rates like in Harrisonburg, VA?
Vacancy in Harrisonburg, VA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,922/mo.
Is Harrisonburg, VA good for house hacking?
The house hack math a challenging in Harrisonburg, VA. Owner-occupant buyers benefit from the $1,922/mo rents and $376K home values.
What investment strategy works best in Harrisonburg, VA?
Most investors in Harrisonburg, VA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 22801 now. You don’t know where it ranks.
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How 22801 ranks in Harrisonburg, VA
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