Real Estate Investing in Bridgewater, Virginia (22812)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22812 (Bridgewater, 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 Bridgewater, VA (22812)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 22812 Bridgewater
On the rental side, ZIP 22812 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $381K median. It rewards specialists, not generalists.
For an experienced owner, 22812 can be a worth a close look for hunting ground — but the discount at $381K reflects genuine risk that outside investors often underestimate.
Within VA, ZIP 22812 trails on several market indicators that neighboring Rockingham County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 22812 ZIP's population of 10,121 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
trends 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 Bridgewater:
Property Strategy for 22812
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $273,564 | $1,320 | 3.5% | +4.4% | $136,782 |
| 3BR | $359,722 | $1,800 | 3.6% | +7.0% | $119,907 |
| 4BR | $478,504 | $2,120 | 3.2% | +6.7% | $119,626 |
| 5BR | $555,525 | — | — | — | $111,105 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22812 Compare?
| Metric | 22812 | Bridgewater | Harrisonburg, VA | Virginia |
|---|---|---|---|---|
| Home Value | $380,669 | $380,669 | N/A | $403,170 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 6.4% |
| Avg Rent | $1,548 | $1,548 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
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 22812 (Bridgewater, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $380,669 |
| Monthly Rent | $1,548 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (3.2%). 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 22812
Population: 10,121
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 22812
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
How much does a house cost in Bridgewater, VA?
Homes in Bridgewater, VA typically sell near $381K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is the tenant base reliable in Bridgewater, VA?
Tenant demand in Bridgewater, VA is solid. The local workforce $1,548/mo rents across most rental classes.
What type of investing works in Bridgewater, VA?
A careful cash-flow rentals with hands-on management strategy Bridgewater, VA best. The market produces consistent results for that approach at the $381K price point.
How strong is Bridgewater, VA for real estate investors?
Bridgewater, VA rates 3.0/5 for investability. With median values at $381K and rents near $1,548/mo, the market offers reasonable fundamentals for rental investors.
How landlord-friendly is Bridgewater, VA?
The landlord environment in Bridgewater, VA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 22812 now. You don’t know where it ranks.
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How 22812 ranks in Harrisonburg, VA
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