Real Estate Investing in Ebony, Virginia (23845)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23845 (Ebony, VA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 40.5 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ebony, VA (23845)?
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Market Analysis: 23845 Ebony
Investors eyeing 23845 need to respect the fundamentals at play. Home values of $406K come alongside slower price movement and elevated management overhead.
Rent of $837/mo on a $406K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 23845 sits below the stated 0.0% once reality is priced in.
Within VA, ZIP 23845 trails on several market indicators that neighboring Brunswick County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Turning to rents, 236 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 23845 is an operator game, not a passive one. Put differently, entry prices of $406K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Ebony:
Market Trends
Home Value History (with trend line)
📊 How Does 23845 Compare?
| Metric | 23845 | Ebony | Virginia |
|---|---|---|---|
| Home Value | $406,348 | $406,348 | $403,170 |
| 5-Year CAGR | N/A | N/A | 6.4% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 1.6% | 1.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23845 (Ebony, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $406,348 |
| Monthly Rent | $837 |
| Price-to-Rent | 40.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 14.1% |
📈 Home Appreciation
| 1-Year | +12.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (1.6%). 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 23845
Population: 236
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
Frequently Asked Questions
How high is vacancy risk in Ebony, VA?
Ebony, VA sees elevated vacancy, which is reasonable relative to the broader VA rental market.
Does Ebony, VA favor landlords or tenants?
For rental operators, Ebony, VA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is it easy to find good tenants in Ebony, VA?
Tenant quality in Ebony, VA ranks as solid. Landlords generally report steady occupancy at market rents of $837/mo.
Where do rents currently stand in Ebony, VA?
Expect rents around $837/mo per month in Ebony, VA. With home values at $406K, the yield math works out to reasonable levels for rental investors.
Where do home prices stand in Ebony, VA?
Expect median prices around $406K in Ebony, VA. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 23845 now. You don’t know where it ranks.
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