Real Estate Investing in Sandston, Virginia (23150)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23150 (Sandston, VA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sandston, VA (23150)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 23150 Sandston
The 23150 ZIP in Sandston, VA is a local-operator market. Outside capital chasing a $324K entry has to pair deep knowledge with the discount.
The investment case in 23150 is substantial only for operators who understand what they are buying. A $324K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader VA picture, 23150 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 23150 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 23150 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 Sandston:
Property Strategy for 23150
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $227,099 | $1,540 | 4.9% | +9.9% | $113,549 |
| 3BR | $299,819 | $1,950 | 4.7% | +7.9% | $99,940 |
| 4BR | $358,590 | $2,410 | 4.8% | +7.3% | $89,648 |
| 5BR | $476,870 | — | — | +6.7% | $95,374 |
Market Trends
Home Value History (with trend line)
📊 How Does 23150 Compare?
| Metric | 23150 | Sandston | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $324,079 | $324,079 | N/A | $403,170 |
| 5-Year CAGR | 6.3% | 6.3% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 23150 (Sandston, VA). Anonymous, moderated, never written by AI.
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Property managers serving Henrico County
Manage rentals here? List your business →PMI Richmond offers residential and commercial property management services, including marketing, tenant screening, rent collection, maintenance, and accounting. summary from their website
Cobb & Co. Property Management provides property management services in Richmond, including marketing, resident screening, rent collection, maintenance, and accounting. summary from their website
Peak Property Management offers residential property management and lease-only services in Richmond and surrounding areas. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $324,079 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.3%). 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 23150
Population: 12,152
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 23150
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,146 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in Sandston, VA?
Investors usually favor careful cash-flow rentals with hands-on management in Sandston, VA. With home values at $324K and rents near $1,386/mo, other strategies can work but produce even-keeled rather than outsized returns.
Where do rents currently stand in Sandston, VA?
The typical rental in Sandston, VA commands about $1,386/mo monthly. That rent profile even-keeled cash flow against the $324K purchase basis.
Are landlord laws favorable in Sandston, VA?
Sandston, VA operates under VA law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How strong is the working-renter base in Sandston, VA?
Tenant demand in Sandston, VA is solid. The local workforce $1,386/mo rents across most rental classes.
How quickly do rentals get leased in Sandston, VA?
Sandston, VA carries elevated vacancy risk. Expect steady absorption at market rents of $1,386/mo.
You know 23150 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 23150 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 23150 ranks in Richmond, VA
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