Updated 2026 · Based on median market data for Virginia Beach, VA
The median monthly rent in Virginia Beach, VA is $1,580, translating to $18,960 in annual gross rental income per unit. The rent-to-price ratio is 0.46% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Virginia Beach spend approximately 25% of the local median household income ($76,400) on rent. This is well below the 30% threshold, suggesting significant headroom for rent increases. Tenants can afford to pay more, which is bullish for landlords.
The vacancy rate in Virginia Beach is 4.6%. This is extremely tight — expect strong tenant demand, quick lease-ups, and leverage to set favorable lease terms. In markets this tight, landlords often see multiple applications per listing. Population growth of 0.8% annually provides stable demand.
Virginia Beach's GRM (price divided by annual rent) is 17.9x. A GRM above 16x means the property is expensive relative to its income. Investors here are typically betting on appreciation rather than current cash flow. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,580/mo, a single-family rental in Virginia Beach generates approximately $18,960 in gross annual income. After accounting for 4.6% vacancy ($872 lost), property taxes of $2,686, insurance (~$1,360), and maintenance (~$1,360), the estimated NOI is $12,682 per year, or $1,057/mo.