Is Buena Vista City, VA good for real estate investing?

Buena Vista City has an investment score of 70/100, rated as "Buy". The county ranks #149 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Buena Vista City?

The rent-to-price ratio in Buena Vista City is 5.94% annually, which ranks in the 48th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Buena Vista City?

The median home price in Buena Vista City is $191,764. This ranks #347 in affordability among all US counties.

Can you cash flow on rental properties in Buena Vista City?

Based on median values with 20% down at current rates, a typical rental in Buena Vista City would generate negative cash flow of $388/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Buena Vista City

VirginiaPopulation: 6,639

/100

Hold

#149 of 1,000 counties

#15 in Virginia (133 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$191,764

Median Home Price

16% below national median

$950/mo

Median Rent

34% below national median

5.94%

Rent-to-Price Ratio

Top 52% nationally

-$388

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $950/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$143,823	-$137/mo	5.2%	-5.0%
Median typical MLS deal	$191,764	-$388/mo	3.9%	-10.6%
125% of median newer / premium	$239,705	-$640/mo	3.1%	-13.9%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$191,764

Down Payment (20%)$38,353

Loan Amount$153,411

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$950

Monthly P&I-$1,005

Est. Expenses (35%)-$333

Net Cash Flow-$388/mo

3.9%

Cap Rate (all cash)

-10.6%

Cash-on-Cash Return

5.94%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% 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.

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Score Breakdown

Overall Investment Score

70/100

Cash Flow(30%)

59/100

Based on 5.94% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

89/100

Based on 5.9% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

89/100

Based on price relative to estimated local incomes.

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

+Strong price appreciation (+5.9% YoY)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$388/mo)
-Negative leverage (cap rate 3.9% < mortgage rate 6.9%)

Economic Indicators

Population

6,639

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Appreciation buyers: YoY growth is meaningfully above the long-run average
+Patient holders willing to accept negative carry for equity gains
+All-cash buyers: removing debt service flips the cap rate to actual yield
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
CurrentBuena Vista CityVA	70	$191,764	$950	5.94%	Buy
MecklenburgVA	70	$212,716	$1,492	8.42%	Buy	View
Franklin CityVA	70	$224,286	Est. pending	—	Buy	View
DinwiddieVA	69	$295,196	Est. pending	—	Buy	View
BotetourtVA	69	$301,444	Est. pending	—	Buy	View
Roanoke CityVA	67	$215,833	$1,271	7.06%	Buy	View

The Bottom Line

HoldBuena Vista City scores well overall, but a typical leveraged buy-and-hold loses $388/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Buena Vista City in Virginia scores 70/100, ranking #149 of 1,000 US counties (top 19%). At 20% down and current rates, a median-priced rental loses about $388/month; the 5.94% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-388/mo

Cap Rate

3.9%

Cash-on-Cash

-10.6%

Related markets

Markets like Buena Vista City with stronger cash flow

Head-to-head comparisons

All counties in Virginia →

Rent vs buy in Virginia cities

Rent vs buy in Virginia Beach, VAMedian $411,608 · rent $1,999/mo Rent vs buy in Norfolk, VAMedian $301,780 · rent $1,632/mo Rent vs buy in Chesapeake, VAMedian $409,595 · rent $2,084/mo Rent vs buy in Richmond, VAMedian $355,757 · rent $1,578/mo Rent vs buy in Newport News, VAMedian $284,020 · rent $1,557/mo All Virginia citiesFull rent-vs-buy directory for the state

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