Harrisonburg, VA Cap Rate: 4.03% — Rental Property Analysis
Harrisonburg is a mid-range market in the South with a small but investable metro of 50,000. At a 4.03% estimated cap rate, this is a moderate market where rents of $1,700/mo lag behind home prices. With a median home price of $340,000 and steady population growth supports long-term rental demand, Harrisonburg offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $340,000 median price and $1,700/mo median rent
Est. Cap Rate
4.03%
1% Rule
0.50%
Fails
GRM
16.7x
Price / Income
5.9x
Market Data
Median Home Price$340,000
Median Monthly Rent$1,700
Property Tax Rate0.86%
Population50,000
Population Growth0.7% / yr
Median Household Income$57,250
Vacancy Rate5.2%
Annual Appreciation2.9%
2026 Market Update: Harrisonburg
Harrisonburg's 0.5% rent-to-price ratio is well below the 1% rule. At median prices of $340,000, the $1,700/mo rent produces only $1,141/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($68K at 7%) would result in approximately $-668/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 16.7x gross rent multiplier and 5.2% vacancy rate position Harrisonburg as a balanced market. With annual appreciation at 2.9%, total returns (cash flow + equity growth) run approximately 6.9% before financing leverage.
Cap Rate Calculator — Harrisonburg
Pre-filled with Harrisonburg medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.86% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
3.35%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$11,383
net operating income
Gross Rent Multiplier
16.7x
High (>15)
1% Rule
0.50%
✗ Fails
Monthly Cash Flow
$949
before debt service
Annual Breakdown
Gross Rental Income$20,400
Less Vacancy−$1,061
Effective Income$19,339
Less Operating Expenses−$7,956
Net Operating Income$11,383
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Factor in financing to see your actual return on invested capital in Harrisonburg.
$
$85,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-8.53%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$95,200
$85,000 down + $10,200 closing
Monthly Mortgage
$1,662
on $255K loan
Monthly Cash Flow
$-676
after all expenses
Annual Cash Flow
$-8,117
before taxes
Cash Flow Breakdown
Monthly Rent$1,700
Less Expenses−$714
Less Mortgage−$1,662
Monthly Cash Flow$-676
Is Harrisonburg a Good Place to Invest in Rental Property?
Harrisonburg, VA has a population of 50,000 and has been growing at 0.7% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $340,000 paired with median rents of $1,700/mo produces an estimated cap rate of 4.03%.
Property taxes at 0.86% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.9x, homes cost about 5.9 times the local median income of $57,250. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.9% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Harrisonburg presents moderate opportunities. Cap rates near 4.03% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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