Real Estate Investing in Williamsburg, Virginia (23185)
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Should you buy in 23185 (Williamsburg, 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: 16.0% of homes vacant — above national norms.
What’s happening in Williamsburg, VA (23185)?
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Market Analysis: 23185 Williamsburg
From a cash-flow lens, ZIP 23185 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $468K median. It rewards specialists, not generalists.
The 23185 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader VA picture, 23185 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A solid renter share of 28% in 23185 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. sturdy returns are possible in 23185, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Williamsburg:
Property Strategy for 23185
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $209,468 | $1,590 | 5.5% | +3.4% | $209,468 |
| 2BR | $262,349 | $1,800 | 4.9% | +8.3% | $131,174 |
| 3BR | $397,886 | $2,500 | 4.5% | +6.9% | $132,629 |
| 4BR | $565,273 | $2,940 | 3.7% | +7.2% | $141,318 |
| 5BR | $709,610 | — | — | +7.8% | $141,922 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 23185 Compare?
| Metric | 23185 | Williamsburg | Virginia |
|---|---|---|---|
| Home Value | $468,395 | $472,500 | $403,170 |
| 5-Year CAGR | 6.0% | 5.7% | 6.4% |
| Avg Rent | $2,089 | $2,080 | - |
| Cap Rate | 3.5% | 3.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23185 (Williamsburg, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $468,395 |
| Monthly Rent | $2,089 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 Rent Trends
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +7.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 23185
Population: 54,411
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 23185
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
What is the best play in Williamsburg, VA?
A careful cash-flow rentals with hands-on management strategy Williamsburg, VA best. The market produces even-keeled results for that approach at the $468K price point.
What are vacancy rates like in Williamsburg, VA?
Rental vacancy in Williamsburg, VA is elevated. Investors should budget normal turnover but not chronic empty units.
How does Williamsburg, VA rate as a rental market?
Yes - Williamsburg, VA a 3.0/5 investability score. With $468K home prices against $2,089/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does house hacking work in Williamsburg, VA?
House hacking in Williamsburg, VA is a challenging. With home values around $468K and rents at $2,089/mo, owner-occupants can offset a meaningful share of PITI.
What is it like being a landlord in Williamsburg, VA?
Williamsburg, VA operates under VA law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
You know 23185 now. You don’t know where it ranks.
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