Location: Washington-Arlington-Alexandria, DC | Metro: Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,420 |
| 1 Bedroom | $1,480 |
| 2 Bedrooms | $1,640 |
| 3 Bedrooms | $2,090 |
| 4 Bedrooms | $2,460 |
| 5 Bedrooms | $2,854 |
| 6 Bedrooms | $3,196 |
| 7 Bedrooms | $3,452 |
| 8 Bedrooms | $3,625 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,640 | $312,129 | 0.53% | F |
| 3BR | $2,090 | $466,175 | 0.45% | F |
| 4BR | $2,460 | $583,851 | 0.42% | F |
| 5BR | $2,854 | $620,446 | 0.46% | F |
U.S. Census Bureau data (2024)
The classification of ZIP 22712 (Bealeton, VA) hinges on the interplay between rental yields and market stability. The Fair Market Rent (FMR) for the area in fiscal year 2024 is set at $1,360, which is slightly below the market rate of $1,389. This suggests a modest yield opportunity for landlords, especially when compared to the median home value of $512,446. However, the rental yield alone does not fully capture the investment landscape.
Stability in ZIP 22712 is another critical factor. With only 17.9% of the population being renters, the market has a relatively low demand for rentals. The lack of data on days on market (DOM) indicates that there might be limited turnover, which can be both a positive and negative indicator depending on the context. Additionally, the average household income in the area is $103,618, which is a strong economic foundation but also points to a preference for homeownership over renting.
Based on these figures, ZIP 22712 leans towards being a steady-cashflow zone. The slight discrepancy between the FMR and market rates suggests that landlords can expect consistent but not exceptionally high returns. The low percentage of renters implies a stable tenant base, although it may limit the number of potential rental properties. The high median home value and income levels suggest that tenants who do rent are likely to be financially secure, reducing the risk of default.
To summarize, while the yield is moderate due to the relatively low difference between FMR and market rates, the stability derived from a robust local economy and financially secure residents makes this area suitable for long-term investments focused on steady cash flow rather than high-risk, high-reward flipping strategies.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.