Real Estate Investing in Elberon, Virginia (23846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23846 (Elberon, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 11.7% vacancy may signal weakening demand.
- Higher unemployment: 7.4% unemployment — tenant risk signal.
• 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 Elberon, VA (23846)?
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Market Analysis: 23846 Elberon
This part of Surry County is not an easy win. The 23846 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,188/mo on a $281K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 23846 sits below the stated 0.0% once reality is priced in.
ZIP 23846's metrics run below Surry County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 23846 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Elberon's stable or hybrid ZIPs before stepping into 23846. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Elberon:
Market Trends
Home Value History (with trend line)
📊 How Does 23846 Compare?
| Metric | 23846 | Elberon | Virginia |
|---|---|---|---|
| Home Value | $281,160 | $281,160 | $403,170 |
| 5-Year CAGR | 2.0% | 2.0% | 6.4% |
| Avg Rent | $1,188 | $1,188 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23846 (Elberon, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $281,160 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (3.3%). 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 23846
Population: 487
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 strict are landlord regulations in Elberon, VA?
Elberon, VA operates under VA law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
How does Elberon, VA stack up for property investment?
Yes - Elberon, VA a 2.0/5 investability score. With $281K home prices against $1,188/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the median home value in Elberon, VA?
Typical homes in Elberon, VA go for around $281K. The 5-year CAGR of 0.0% stable price movement.
What approach is best for Elberon, VA real estate?
The best-fit strategy in Elberon, VA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the tenant pool like in Elberon, VA?
The tenant pool in Elberon, VA is solid, supported by local employment and population fundamentals. Rents of $1,188/mo are well-absorbed by the market.
You know 23846 now. You don’t know where it ranks.
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