Real Estate Investing in Cobbs Creek, Virginia (23035)
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Should you buy in 23035 (Cobbs Creek, 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.
- High vacancy: 33.4% of homes vacant — above national norms.
- Higher unemployment: 10.4% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cobbs Creek, VA (23035)?
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Market Analysis: 23035 Cobbs Creek
This part of Mathews is not an easy win. The 23035 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $368K asset, 23035 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 23035 and stronger Cobbs Creek ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 23035 ZIP's population of 1,549 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 23035 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Cobbs Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 23035 Compare?
| Metric | 23035 | Cobbs Creek | Virginia |
|---|---|---|---|
| Home Value | $367,905 | $367,905 | $403,170 |
| 5-Year CAGR | 4.5% | 4.5% | 6.4% |
| Avg Rent | $1,269 | $1,269 | - |
| Cap Rate | 2.7% | 2.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23035 (Cobbs Creek, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $367,905 |
| Monthly Rent | $1,269 |
| Price-to-Rent | 24.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (2.7%). 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 23035
Population: 1,549
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Should investors consider Cobbs Creek, VA?
With a 3.0/5 investability score, Cobbs Creek, VA ranks as a solid market for rental property investors. Median prices of $368K and rents of $1,269/mo drive the underlying numbers.
What are rental rates like in Cobbs Creek, VA?
Rental rates in Cobbs Creek, VA average $1,269/mo. Tenant demand and $368K home values make the yield look reasonable by investor standards.
How tight is the rental market in Cobbs Creek, VA?
Cobbs Creek, VA carries elevated vacancy risk. Expect steady absorption at market rents of $1,269/mo.
How much should I expect to pay for a home in Cobbs Creek, VA?
Typical homes in Cobbs Creek, VA go for around $368K. The 5-year CAGR of 0.0% reliable price movement.
How deep is the rental pool in Cobbs Creek, VA?
The tenant pool in Cobbs Creek, VA is solid, supported by local employment and population fundamentals. Rents of $1,269/mo are well-absorbed by the market.
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