Real Estate Investing in Crozier, Virginia (23039)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23039 (Crozier, 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.
- High vacancy: 12.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.5 — 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 Crozier, VA (23039)?
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Market Analysis: 23039 Crozier
Stepping back, ZIP 23039 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $540K median. It rewards specialists, not generalists.
The investment case in 23039 is robust only for operators who understand what they are buying. A $540K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader VA picture, 23039 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 23039 includes headwinds that any investor should price in. Income distribution skews lower than Crozier averages, and tenant stability requires active management.
appears 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 Crozier:
Property Strategy for 23039
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $451,274 | $1,950 | 3.1% | +5.9% | $150,425 |
| 4BR | $735,938 | $2,410 | 2.4% | +6.9% | $183,984 |
Market Trends
Home Value History (with trend line)
📊 How Does 23039 Compare?
| Metric | 23039 | Crozier | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $540,017 | $540,017 | N/A | $403,170 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23039 (Crozier, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $540,017 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 32.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (2.0%). 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 23039
Population: 1,101
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 23039
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
Frequently Asked Questions
How expensive is real estate in Crozier, VA?
The median home value in Crozier, VA is roughly $540K. That puts it reasonable relative to the VA statewide average.
What is the renter demographic in Crozier, VA?
Crozier, VA offers a steady renter base at the $1,386/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Crozier, VA a good market for buy-and-hold investors?
Investors tracking Crozier, VA will find a 3.0/5 rating supported by $540K median home values and $1,386/mo rents. That profile suits long-term holders targeting predictable returns.
Is rental property easy to operate in Crozier, VA?
Landlord-friendliness in Crozier, VA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How high is vacancy risk in Crozier, VA?
Vacancy risk in Crozier, VA is elevated. That supports consistent cash flow for typical rental holds.
You know 23039 now. You don’t know where it ranks.
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How 23039 ranks in Richmond, VA
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