Is Montgomery County, VA good for real estate investing?

Montgomery County has an investment score of 59/100, rated as "Hold". The county ranks #359 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Montgomery?

The rent-to-price ratio in Montgomery County is 6.61% annually, which ranks in the 68th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Montgomery?

The median home price in Montgomery County is $335,395. This ranks #736 in affordability among all US counties.

Can you cash flow on rental properties in Montgomery?

Based on median values with 20% down at current rates, a typical rental in Montgomery County would generate negative cash flow of $557/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Montgomery County

VirginiaPopulation: 99,373

/100

Hold

#359 of 1,000 counties

#64 in Virginia (133 counties)

Market Snapshot

$335,395

Median Home Price

44% above national median

$1,849/mo

Median Rent

22% above national median

6.61%

Rent-to-Price Ratio

Top 32% nationally

-$557

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$335,395

Down Payment (20%)$67,079

Loan Amount$268,316

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,849

Monthly P&I-$1,758

Est. Expenses (35%)-$647

Net Cash Flow-$557/mo

4.3%

Cap Rate (all cash)

-8.7%

Cash-on-Cash Return

6.61%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.3% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

59/100

Cash Flow(30%)

66/100

Based on 6.61% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

66/100

Based on 1.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

53/100

Price-to-income ratio of 5.1x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (6.61%)
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$557/mo)
-Negative leverage (cap rate 4.3% < mortgage rate 6.9%)

Economic Indicators

Population

99,373

Median Income

$65,270

vs $57,018 national est.

Unemployment Rate

—

Data pending

Price-to-Income

5.1x

Less affordable

Compare to Nearby Counties

County					Verdict
CurrentMontgomeryVA	59	$335,395	$1,849	6.61%	Hold
Portsmouth CityVA	59	$255,109	$1,581	7.44%	Hold	View
FrederickVA	59	$419,936	$2,103	6.01%	Hold	View
Virginia Beach CityVA	59	$411,608	$1,999	5.83%	Hold	View
NelsonVA	58	$348,365	Est. pending	—	Hold	View
Winchester CityVA	58	$347,216	$1,600	5.53%	Hold	View

The Bottom Line

HoldMontgomery is a neutral market. Consider house hacking or targeting below-market deals.

Montgomery County in Virginia scores 59/100, ranking #359 of 1,000 US counties (top 47%). The 6.61% rent-to-price ratio indicates moderate cash flow potential. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-557/mo

Cap Rate

4.3%

Cash-on-Cash

-8.7%

Ready to Analyze a Deal in Montgomery?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$335,395

Down Payment (20%)$67,079

Loan Amount$268,316

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,849

Monthly P&I-$1,758

Est. Expenses (35%)-$647

Net Cash Flow-$557/mo

4.3%

Cap Rate (all cash)

-8.7%

Cash-on-Cash Return

6.61%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 4.3% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

59/100

Cash Flow(30%)

66/100

Based on 6.61% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

66/100

Based on 1.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

53/100

Price-to-income ratio of 5.1x. Lower ratios indicate more affordable markets.

Compare to Nearby Counties

County					Verdict
CurrentMontgomeryVA	59	$335,395	$1,849	6.61%	Hold
Portsmouth CityVA	59	$255,109	$1,581	7.44%	Hold	View
FrederickVA	59	$419,936	$2,103	6.01%	Hold	View
Virginia Beach CityVA	59	$411,608	$1,999	5.83%	Hold	View
NelsonVA	58	$348,365	Est. pending	—	Hold	View
Winchester CityVA	58	$347,216	$1,600	5.53%	Hold	View

The Bottom Line

HoldMontgomery is a neutral market. Consider house hacking or targeting below-market deals.

Monthly Cash Flow

$-557/mo

Cap Rate

4.3%

Cash-on-Cash

-8.7%