Real Estate Investing in Charles City, Virginia (23030)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23030 (Charles City, VA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.3% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Charles City, VA (23030)?
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Market Analysis: 23030 Charles City
ZIP 23030 in Charles City, VA carries a robust set of headwinds. Home values near $279K and rents of $1,386/mo sit inside a market where underwriting has to be tight.
Rent of $1,386/mo on a $279K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 23030 sits below the stated 0.0% once reality is priced in.
ZIP 23030's metrics run below Charles City County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 23030 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 23030 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Charles City:
Property Strategy for 23030
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $186,071 | $1,540 | 6.0% | +4.4% | $93,036 |
| 3BR | $284,476 | $1,950 | 4.9% | +6.2% | $94,825 |
| 4BR | $376,033 | $2,410 | 4.6% | +5.4% | $94,008 |
Market Trends
Home Value History (with trend line)
📊 How Does 23030 Compare?
| Metric | 23030 | Charles City | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $279,323 | $279,323 | N/A | $403,170 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23030 (Charles City, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $279,323 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 23030
Population: 4,385
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 23030
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.
Frequently Asked Questions
Is Charles City, VA suited for a house hack?
For house hackers, Charles City, VA is a challenging. The $1,386/mo rent on a unit helps defray the mortgage on a $279K property.
Is Charles City, VA a good market for buy-and-hold investors?
Our data puts Charles City, VA at 3.0/5 for investability. Home prices of $279K and rents around $1,386/mo create a solid backdrop for investor activity.
Are renters plentiful in Charles City, VA?
Charles City, VA draws a stable base of working renters. Demand at the $1,386/mo rent level is reasonable for standard single-family and small multi rentals.
How much rent can I charge in Charles City, VA?
Charles City, VA rentals go for roughly $1,386/mo a month. That puts gross yield in solid territory relative to $279K acquisition costs.
Is housing expensive in Charles City, VA?
Charles City, VA median home values land near $279K. That is reasonable territory for investors looking at $1,386/mo-per-month rentals.
You know 23030 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 23030 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 23030 ranks in Richmond, VA
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