Real Estate Investing in Charlottesville, Virginia (22901)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22901 (Charlottesville, 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 Charlottesville, VA (22901)?
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Market Analysis: 22901 Charlottesville
Put differently, ZIP 22901 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $538K median. It rewards specialists, not generalists.
The investment case in 22901 is significant only for operators who understand what they are buying. A $538K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Looking more closely, 22901 offers a low basis, the region around Charlottesville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
On balance, 36,922 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. significant returns are possible in 22901, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Charlottesville:
Property Strategy for 22901
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $198,745 | $1,700 | 6.2% | +7.6% | $198,745 |
| 2BR | $276,024 | $1,940 | 5.1% | +7.6% | $138,012 |
| 3BR | $457,855 | $2,360 | 3.7% | +6.3% | $152,618 |
| 4BR | $701,147 | $2,900 | 3.0% | +7.6% | $175,287 |
| 5BR | $970,798 | — | — | +8.0% | $194,160 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22901 Compare?
| Metric | 22901 | Charlottesville | Charlottesville, VA | Virginia |
|---|---|---|---|---|
| Home Value | $538,414 | $190,015 | N/A | $403,170 |
| 5-Year CAGR | 5.5% | 4.8% | N/A | 6.4% |
| Avg Rent | $1,864 | $2,057 | N/A | - |
| Cap Rate | 2.7% | 3.1% | - | - |
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 22901 (Charlottesville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $538,414 |
| Monthly Rent | $1,864 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 22901
Population: 36,922
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 22901
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 714 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How viable is house hacking in Charlottesville, VA?
House hacking in Charlottesville, VA is a challenging. With home values around $538K and rents at $1,864/mo, owner-occupants can offset a meaningful share of PITI.
How much rent can I charge in Charlottesville, VA?
Charlottesville, VA rentals go for roughly $1,864/mo a month. That puts gross yield in solid territory relative to $538K acquisition costs.
How strong is tenant demand in Charlottesville, VA?
Charlottesville, VA draws a steady base of working renters. Demand at the $1,864/mo rent level is reasonable for standard single-family and small multi rentals.
Is rental property easy to operate in Charlottesville, VA?
Landlord-friendliness in Charlottesville, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are homes affordable in Charlottesville, VA?
Charlottesville, VA home values average about $538K. That price point suits investors targeting rentals with $1,864/mo in monthly income.
You know 22901 now. You don’t know where it ranks.
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How 22901 ranks in Charlottesville, VA
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