Real Estate Investing in Colonial Heights, Virginia (23834)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23834 (Colonial Heights, 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.
What’s happening in Colonial Heights, VA (23834)?
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Market Analysis: 23834 Colonial Heights
The 23834 ZIP covers a section of Colonial Heights that demands careful diligence. Prices near $300K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 23834 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 23834's metrics run below Chesterfield County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 23834 includes headwinds that any investor should price in. Income distribution skews lower than Colonial Heights averages, and tenant stability requires active management.
Strategically, 23834 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 Colonial Heights:
Property Strategy for 23834
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $203,565 | $1,540 | 5.4% | +10.0% | $101,782 |
| 3BR | $275,556 | $1,950 | 5.1% | +8.7% | $91,852 |
| 4BR | $344,830 | $2,410 | 5.0% | +7.5% | $86,208 |
| 5BR | $440,766 | — | — | +7.0% | $88,153 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 23834 Compare?
| Metric | 23834 | Colonial Heights | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $299,843 | $299,843 | N/A | $403,170 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.4% |
| Avg Rent | $1,565 | $1,565 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 23834 (Colonial Heights, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $299,843 |
| Monthly Rent | $1,565 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | -13.2% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.0%) exceeds the estimated cap rate (4.1%). 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 23834
Population: 26,752
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 23834
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 1,301 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Colonial Heights, VA stack up for property investment?
Colonial Heights, VA rates 3.0/5 for investability. With median values at $300K and rents near $1,565/mo, the market offers reasonable fundamentals for rental investors.
How high is vacancy risk in Colonial Heights, VA?
Occupancy in Colonial Heights, VA runs steady with elevated vacancy. Well-priced units at $1,565/mo lease on reasonable timelines.
What is the typical rental rate in Colonial Heights, VA?
Rents in Colonial Heights, VA run near $1,565/mo. Compared with median home prices of $300K that produces solid gross yields for typical rentals.
Is Colonial Heights, VA suited for a house hack?
Colonial Heights, VA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,565/mo rent level.
Which real estate strategy fits Colonial Heights, VA?
In Colonial Heights, VA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $300K prices and $1,565/mo rents suits that approach.
You know 23834 now. You don’t know where it ranks.
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How 23834 ranks in Richmond, VA
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