Real Estate Investing in Beaverdam, Virginia (23015)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23015 (Beaverdam, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 28.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beaverdam, VA (23015)?
Click any question — our AI will research it live from the web and show you sources.
Local Pulse Report
AI-researched developments and news for Beaverdam, VA (23015). Updated on demand as visitors ask.
Growth & development in Beaverdam, VA (23015) Updated 5 days ago
Opportunities
- Hanover County Public Schools is replacing Beaverdam Elementary School with a new building, scheduled to open for the 2026-27 school year. — This provides modern educational facilities for the community. Hanover County Public Schools
- Numerous new construction homes are available in Beaverdam and nearby areas, with dozens of communities offering various housing types. — This expands housing choices and accommodates population growth. Realtor.com, Trulia, NewHomesource.com
- Hanover County Economic Development launched a redesigned website in January 2026 to better assist new and existing businesses. — This improves access to resources for entrepreneurs and businesses. Hanover County Economic Development
- Hanover County's "Envision Hanover Comprehensive Plan," adopted in September 2023, identifies Economic Development Zones to support new and expanding businesses. — This prioritizes infrastructure investment and land use for economic growth. Hanover County Economic Development
Concerns
- A proposal in the Beaverdam District includes rezoning 77.62 acres from Mixed Use to Limited Industrial, with buildings up to 75 feet. — This could alter the character of the area and potentially increase industrial activity. Hanover County
- Another proposal in the Beaverdam District seeks a Conditional Use Permit for stone extraction and concrete/asphalt batching, with structures up to 150 feet. — This could lead to increased noise, dust, and heavy truck traffic for local residents. Hanover County
Local news & events in Beaverdam, VA (23015) Updated 5 days ago
Opportunities
- Hanover County is constructing a new Fire-EMS Station 4 in Doswell, expected to be complete by June 2027, enhancing emergency services for Beaverdam residents. — This investment improves public safety and emergency response capabilities for the community. Hanover County
- The Beaverdam Ruritan Club continues to host community-focused events like the annual Beaverdam Brew Jam, fostering local gatherings. — These events provide opportunities for social interaction and strengthen community bonds. Eventbrite
- Hanover County Tourism launched the "Visit Hanover VA" initiative to promote local attractions, including agritourism and events, benefiting the wider area. — This initiative aims to boost the local economy and offer more recreational options for residents. Hanover County
- Preservation Virginia is offering "History Detectives: A Wedding at Scotchtown" in October 2026, an interactive program for children at Patrick Henry's Scotchtown in Beaverdam. — This provides educational and engaging historical experiences for local families and children. Preservation Virginia
Concerns
- A fatal head-on collision occurred on W. Patrick Henry Road near Cripple Creek Lane on February 9, 2024, resulting in one fatality from Beaverdam. — This tragic event highlights ongoing road safety concerns and the potential for loss of life. Hanover County Sheriff's Office
- Major development proposals, including rezoning for industrial use and potential stone extraction, are under review in the Beaverdam District. — These developments could lead to increased traffic, environmental impact, and changes to the rural character of the area. Hanover County
- Residents express concerns about increased traffic and potential impacts on their way of life due to new developments in Hanover County. — Unmanaged growth can lead to congestion, strain on infrastructure, and alteration of community character. Reddit, Inform Hanover
Schools in Beaverdam, VA (23015) Updated 5 days ago
Opportunities
- Hanover County Public Schools (HCPS) is replacing Beaverdam Elementary School with a new building scheduled to open for the 2026-27 school year. — This provides modern facilities and an improved learning environment for students. HCPS
- HCPS is also replacing Battlefield Park Elementary School with a new building, also slated to open for the 2026-27 school year. — New facilities enhance educational opportunities and student well-being. HCPS
- HCPS launched the Provisional Academy for Teachers in Hanover (PATH) in October 2022, allowing individuals to teach while earning their license. — This program addresses teacher shortages and expands career opportunities in education. YouTube (WTVR CBS 6)
- All HCPS schools are fully accredited by the Virginia Department of Education and consistently outperform state averages in core subjects. — High accreditation and performance indicate a strong academic foundation for students. Hanover County Economic Development
- HCPS offers various advanced programs, including International Baccalaureate, Advanced Placement, dual enrollment, and career and technical education. — These programs provide diverse pathways for students to pursue higher education or vocational training. Hanover County Economic Development
Concerns
- Hanover County Public Schools is implementing boundary adjustments for the 2026-27 school year due to increased enrollment and capacity issues at some schools. — Boundary changes may disrupt established school communities and require some students to change schools. HCPS
- Beaverdam Elementary School's 3rd-grade math proficiency fell from 87.04% to 64.1% and reading dropped from 77.78% to 64.1% for the 2025-2026 school year. — This decline in proficiency may indicate a need for targeted intervention and could impact student academic progress. SchoolDigger.com
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
Here's what matters if you're considering buying a home in Beaverdam:
Property Strategy for 23015
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $247,566 | $1,380 | 4.0% | +6.9% | $123,783 |
| 3BR | $394,519 | $1,840 | 3.4% | +6.6% | $131,506 |
| 4BR | $584,383 | $2,190 | 2.7% | +6.5% | $146,096 |
Market Trends
Home Value History (with trend line)
📊 How Does 23015 Compare?
| Metric | 23015 | Beaverdam | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $429,655 | $429,655 | N/A | $403,170 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 6.4% |
| Avg Rent | $1,242 | $1,242 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23015 (Beaverdam, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $429,655 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 28.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.3%) exceeds the estimated cap rate (2.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 23015
Population: 4,384
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 23015
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Where do home prices stand in Beaverdam, VA?
Beaverdam, VA home values average about $430K. That price point suits investors targeting rentals with $1,242/mo in monthly income.
What is the rental occupancy rate in Beaverdam, VA?
Occupancy in Beaverdam, VA runs even-keeled with elevated vacancy. Well-priced units at $1,242/mo lease on reasonable timelines.
What kind of tenants rent in Beaverdam, VA?
Beaverdam, VA offers a steady renter base at the $1,242/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does house hacking make sense in Beaverdam, VA?
House hacking in Beaverdam, VA is reasonable to execute. Prices around $430K and rents of $1,242/mo solid owner-occupant economics.
Is Beaverdam, VA a friendly market for rental owners?
Beaverdam, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
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How 23015 ranks in Richmond, VA
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