Real Estate Investing in Goochland, Virginia (23063)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23063 (Goochland, 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: 10.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.1 — 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 Goochland, VA (23063)?
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Market Analysis: 23063 Goochland
Not every below-median market is a bargain. Goochland's 23063 ZIP shows signals that favor experienced operators who can absorb the risk $417K pricing implies.
The 23063 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Goochland have seen price recovery that 23063 has not matched. Goochland County data supports the view that the spread is structural rather than temporary.
Resident income in 23063 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Goochland:
Property Strategy for 23063
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $380,129 | $1,950 | 3.7% | +6.7% | $126,710 |
| 4BR | $578,906 | $2,410 | 3.0% | +5.6% | $144,727 |
| 5BR | $714,964 | — | — | +4.8% | $142,993 |
Market Trends
Home Value History (with trend line)
📊 How Does 23063 Compare?
| Metric | 23063 | Goochland | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $416,971 | $487,348 | N/A | $403,170 |
| 5-Year CAGR | 4.5% | 5.0% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 2.6% | 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 23063 (Goochland, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $416,971 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 25.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (2.6%). 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 23063
Population: 5,728
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 23063
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
Do landlords face vacancy issues in Goochland, VA?
Goochland, VA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Goochland, VA a good market for buy-and-hold investors?
Goochland, VA rates 3.0/5 for investability. With median values at $417K and rents near $1,386/mo, the market offers reasonable fundamentals for rental investors.
How expensive is real estate in Goochland, VA?
Homes in Goochland, VA typically sell near $417K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
Is VA a landlord-friendly state?
VA law landlord-friendly for landlords, and Goochland inherits those rules. Investors should still review local ordinances for rental licensing.
Are tenants stable in Goochland, VA?
Expect a solid tenant pool in Goochland, VA. The rental market absorbs $1,386/mo rents without meaningful friction.
You know 23063 now. You don’t know where it ranks.
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How 23063 ranks in Richmond, VA
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