Real Estate Investing in Carrollton, Virginia (23314)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23314 (Carrollton, 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.
- Higher unemployment: 7.2% unemployment — tenant risk signal.
What’s happening in Carrollton, VA (23314)?
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Market Analysis: 23314 Carrollton
The 23314 ZIP covers a section of Carrollton that demands careful diligence. Prices near $421K look accessible, but the work to make a deal cash flow is real.
On the rental side, the numbers look inviting — $421K purchase price, 0.0% nominal cap — the work to hit that pro forma in 23314 is substantial and deserves full respect.
Statewide comparisons place 23314 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 23314 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 23314 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Carrollton:
Property Strategy for 23314
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $266,069 | $2,120 | 5.7% | +8.4% | $133,034 |
| 3BR | $382,032 | $2,940 | 5.5% | +6.3% | $127,344 |
| 4BR | $497,981 | $3,460 | 5.0% | +6.6% | $124,495 |
| 5BR | $620,261 | — | — | +6.3% | $124,052 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 23314 Compare?
| Metric | 23314 | Carrollton | Virginia |
|---|---|---|---|
| Home Value | $421,392 | $421,392 | $403,170 |
| 5-Year CAGR | 3.5% | 3.5% | 6.4% |
| Avg Rent | $1,750 | $1,750 | - |
| Cap Rate | 3.2% | 3.2% | - |
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 23314 (Carrollton, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $421,392 |
| Monthly Rent | $1,750 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 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 (3.2%). 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 23314
Population: 9,795
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 23314
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 1,158 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Carrollton, VA for real estate investors?
Carrollton, VA scores 3.0/5 for investability. Home values sit at $421K and rents near $1,750/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What monthly rent should investors expect in Carrollton, VA?
Average rent in Carrollton, VA is approximately $1,750/mo per month. Against $421K home values that yields a reasonable rent-to-price ratio.
Do landlords face vacancy issues in Carrollton, VA?
Rental vacancy in Carrollton, VA is elevated. Investors should budget normal turnover but not chronic empty units.
Does house hacking work in Carrollton, VA?
House hacking works a challenging in Carrollton, VA. Rents of $1,750/mo against $421K acquisition make the strategy solid for owner-occupants.
What strategy should investors use in Carrollton, VA?
A careful cash-flow rentals with hands-on management strategy Carrollton, VA best. The market produces stable results for that approach at the $421K price point.
You know 23314 now. You don’t know where it ranks.
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How 23314 ranks in Virginia Beach-Norfolk-Newport News, VA-NC
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