Real Estate Investing in Toano, Virginia (23168)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23168 (Toano, VA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 26.4 — 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 Toano, VA (23168)?
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Market Analysis: 23168 Toano
The 23168 ZIP in Toano, VA is a local-operator market. Outside capital chasing a $464K entry has to pair deep knowledge with the discount.
The 23168 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 23168 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A impressive renter share of 11% in 23168 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 23168 is an operator game, not a passive one. Meanwhile, entry prices of $464K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Toano:
Property Strategy for 23168
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $247,384 | $1,630 | 4.7% | +7.7% | $123,692 |
| 3BR | $391,113 | $2,260 | 4.2% | +6.4% | $130,371 |
| 4BR | $537,500 | $2,660 | 3.6% | +6.3% | $134,375 |
| 5BR | $630,148 | — | — | +6.5% | $126,030 |
Market Trends
Home Value History (with trend line)
📊 How Does 23168 Compare?
| Metric | 23168 | Toano | Virginia |
|---|---|---|---|
| Home Value | $464,014 | $464,014 | $403,170 |
| 5-Year CAGR | 5.0% | 5.0% | 6.4% |
| Avg Rent | $1,467 | $1,467 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23168 (Toano, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $464,014 |
| Monthly Rent | $1,467 |
| Price-to-Rent | 26.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (2.5%). 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 23168
Population: 8,783
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 23168
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
Is real estate in Toano, VA a good investment right now?
Toano, VA rates 3.0/5 for investability. With median values at $464K and rents near $1,467/mo, the market offers reasonable fundamentals for rental investors.
What is the typical vacancy rate in Toano, VA?
Occupancy in Toano, VA runs stable with elevated vacancy. Well-priced units at $1,467/mo lease on reasonable timelines.
What is it like being a landlord in Toano, VA?
VA ranks as a landlord-friendly state for landlord-tenant law. Toano generally follows the statewide framework, so landlords face reasonable operating rules.
Is it easy to find good tenants in Toano, VA?
The renter base in Toano, VA is reasonable for the $1,467/mo price point. Screening well and pricing to market typically yields predictable tenants.
How strong are rents in Toano, VA?
Investors in Toano, VA typically see rents near $1,467/mo per month against $464K home values - a solid setup for rental cash flow.
You know 23168 now. You don’t know where it ranks.
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How 23168 ranks in Virginia Beach-Norfolk-Newport News, VA-NC
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