Real Estate Investing in Cumberland, Virginia (23040)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23040 (Cumberland, 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.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 26.9 — 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 Cumberland, VA (23040)?
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Market Analysis: 23040 Cumberland
The 23040 ZIP in Cumberland, VA is a local-operator market. Outside capital chasing a $290K entry has to pair deep knowledge with the discount.
Rent of $900/mo on a $290K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 23040 sits below the stated 0.0% once reality is priced in.
ZIP 23040's metrics run below Cumberland County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 23040 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 23040 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Cumberland:
Property Strategy for 23040
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,147 | $1,000 | 3.7% | +7.3% | $97,573 |
| 3BR | $292,707 | $1,210 | 3.0% | +9.1% | $97,569 |
| 4BR | $379,208 | $1,660 | 3.2% | +6.6% | $94,802 |
Market Trends
Home Value History (with trend line)
📊 How Does 23040 Compare?
| Metric | 23040 | Cumberland | Virginia |
|---|---|---|---|
| Home Value | $290,166 | $290,166 | $403,170 |
| 5-Year CAGR | 6.9% | 6.9% | 6.4% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23040 (Cumberland, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $290,166 |
| Monthly Rent | $900 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (2.4%). 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 23040
Population: 4,491
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 23040
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 VA a landlord-friendly state?
The landlord environment in Cumberland, VA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Cumberland, VA a smart market for rental property?
The 3.0/5 investability rating in Cumberland, VA reflects its $290K prices and $900/mo rents. Investors generally consider it a solid option within VA.
What price range are homes in Cumberland, VA?
Median home price in Cumberland, VA is near $290K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
Where do rents currently stand in Cumberland, VA?
The typical rental in Cumberland, VA commands about $900/mo monthly. That rent profile measured cash flow against the $290K purchase basis.
How deep is the rental pool in Cumberland, VA?
Expect a solid tenant pool in Cumberland, VA. The rental market absorbs $900/mo rents without meaningful friction.
You know 23040 now. You don’t know where it ranks.
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Community Ratings
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