Real Estate Investing in King William, Virginia (23086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23086 (King William, 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: 10.4% vacancy may signal weakening demand.
- Higher unemployment: 8.2% 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 King William, VA (23086)?
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Market Analysis: 23086 King William
Not every below-median market is a bargain. King William's 23086 ZIP registers signals that favor experienced operators who can absorb the risk $358K pricing implies.
The investment case in 23086 is resilient only for operators who understand what they are buying. A $358K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader VA picture, 23086 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 3,560 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
trends toward 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 King William:
Property Strategy for 23086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $242,392 | $1,540 | 4.6% | +7.8% | $121,196 |
| 3BR | $339,285 | $1,950 | 4.1% | +8.1% | $113,095 |
| 4BR | $421,956 | $2,410 | 4.1% | +6.9% | $105,489 |
Market Trends
Home Value History (with trend line)
📊 How Does 23086 Compare?
| Metric | 23086 | King William | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $357,979 | $357,979 | N/A | $403,170 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23086 (King William, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $357,979 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.0%). 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 23086
Population: 3,560
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 23086
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
Should investors consider King William, VA?
Yes - King William, VA a 3.0/5 investability score. With $358K home prices against $1,386/mo monthly rent, the market delivers a reasonable entry point for new investors.
What real estate strategy is ideal for King William, VA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in King William, VA. The numbers - $358K homes against $1,386/mo rents - support that play.
How much do tenants pay in King William, VA?
The typical rental in King William, VA commands about $1,386/mo monthly. That rent profile even-keeled cash flow against the $358K purchase basis.
What kind of vacancy should I budget for in King William, VA?
Expect elevated vacancy in King William, VA. Rents at $1,386/mo are absorbed by the tenant base without meaningful lag.
How do landlord-tenant laws work in King William, VA?
Landlord-friendliness in King William, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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