Real Estate Investing in Piney River, Virginia (22964)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 22964 (Piney River, VA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.8% of homes vacant — above national norms.
• 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 Piney River, VA (22964)?
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Market Analysis: 22964 Piney River
Not every below-median market is a bargain. Piney River's 22964 ZIP registers signals that favor experienced operators who can absorb the risk $210K pricing implies.
For an experienced owner, 22964 can be a worth a close look for hunting ground — but the discount at $210K reflects genuine risk that outside investors often underestimate.
On balance, 22964 offers a low basis, the region around Piney River has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 22964 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 22964 is an operator game, not a passive one. From a cash-flow lens, entry prices of $210K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Piney River:
Market Trends
Home Value History (with trend line)
📊 How Does 22964 Compare?
| Metric | 22964 | Piney River | Charlottesville, VA | Virginia |
|---|---|---|---|---|
| Home Value | $209,873 | $209,873 | N/A | $403,170 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 6.4% |
| Avg Rent | $1,404 | $1,404 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 22964 (Piney River, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $209,873 |
| Monthly Rent | $1,404 |
| Price-to-Rent | 12.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 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 (5.2%). 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 22964
Population: 206
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the typical vacancy rate in Piney River, VA?
Piney River, VA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What monthly rent should investors expect in Piney River, VA?
Rental rates in Piney River, VA average $1,404/mo. Tenant demand and $210K home values make the yield look reasonable by investor standards.
What is the renter demographic in Piney River, VA?
Tenant quality in Piney River, VA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,404/mo.
Does house hacking work in Piney River, VA?
House hacking works a challenging in Piney River, VA. Rents of $1,404/mo against $210K acquisition make the strategy solid for owner-occupants.
Does Piney River, VA make sense for an investment property?
With a 3.0/5 investability score, Piney River, VA ranks as a solid market for rental property investors. Median prices of $210K and rents of $1,404/mo drive the underlying numbers.
You know 22964 now. You don’t know where it ranks.
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How 22964 ranks in Charlottesville, VA
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