Real Estate Investing in Freeman, Virginia (23856)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23856 (Freeman, VA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.6% of homes vacant — above national norms.
- Elevated poverty: 32.2% poverty rate — can affect rent collection.
• 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 Freeman, VA (23856)?
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Market Analysis: 23856 Freeman
ZIP 23856 in Freeman, VA carries a solid set of headwinds. Home values near $118K and rents of $819/mo sit inside a market where underwriting has to be tight.
Rent of $819/mo on a $118K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 23856 sits below the stated 0.0% once reality is priced in.
Within VA, ZIP 23856 trails on several market indicators that neighboring Brunswick County submarkets outperform. The gap is real and robust enough to shape underwriting.
In practical terms, 620 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.
Strategically, 23856 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 Freeman:
Market Trends
Home Value History (with trend line)
📊 How Does 23856 Compare?
| Metric | 23856 | Freeman | Virginia |
|---|---|---|---|
| Home Value | $117,678 | $117,678 | $403,170 |
| 5-Year CAGR | N/A | N/A | 6.4% |
| Avg Rent | $819 | $819 | - |
| Cap Rate | 5.4% | 5.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23856 (Freeman, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,678 |
| Monthly Rent | $819 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.4% |
| 5-Year IRR | 22.9% |
📈 Home Appreciation
| 1-Year | +17.4% ▲ |
| 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 (5.4%). 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 23856
Population: 620
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
🎓 Nearby Colleges & Universities
Investor Insight: With 508 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Freeman, VA a good investment right now?
Investors tracking Freeman, VA will find a 2.0/5 rating supported by $118K median home values and $819/mo rents. That profile suits long-term holders targeting reliable returns.
Are landlord laws favorable in Freeman, VA?
Freeman, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How do experienced investors play Freeman, VA?
For Freeman, VA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are renters plentiful in Freeman, VA?
Expect a solid tenant pool in Freeman, VA. The rental market absorbs $819/mo rents without meaningful friction.
Is vacancy a concern in Freeman, VA?
Occupancy in Freeman, VA runs consistent with elevated vacancy. Well-priced units at $819/mo lease on reasonable timelines.
You know 23856 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 23856 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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