Real Estate Investing in Lawrenceville, Virginia (23868)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23868 (Lawrenceville, VA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.0% CAGR).
- Elevated poverty: 23.6% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lawrenceville, VA (23868)?
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Market Analysis: 23868 Lawrenceville
Not every below-median market is a bargain. Lawrenceville's 23868 ZIP sits at signals that favor experienced operators who can absorb the risk $127K pricing implies.
The investment case in 23868 is substantial only for operators who understand what they are buying. A $127K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within VA, ZIP 23868 trails on several market indicators that neighboring Brunswick County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Meanwhile, 6,215 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.
The 23868 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Lawrenceville:
Market Trends
Home Value History (with trend line)
📊 How Does 23868 Compare?
| Metric | 23868 | Lawrenceville | Virginia |
|---|---|---|---|
| Home Value | $127,027 | $127,027 | $403,170 |
| 5-Year CAGR | 0.0% | 0.0% | 6.4% |
| Avg Rent | $819 | $819 | - |
| Cap Rate | 5.0% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23868 (Lawrenceville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $127,027 |
| Monthly Rent | $819 |
| Price-to-Rent | 12.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.7% |
| Cap Rate | 5.0% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +16.7% ▲ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +0.0% ▲ |
| 10-Year CAGR | +0.4% ▲ |
🏠 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 (5.0%). 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 23868
Population: 6,215
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 23868
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 508 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Lawrenceville, VA?
Average rent in Lawrenceville, VA is approximately $819/mo per month. Against $127K home values that yields a reasonable rent-to-price ratio.
How landlord-friendly is Lawrenceville, VA?
Lawrenceville, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How expensive is real estate in Lawrenceville, VA?
Typical homes in Lawrenceville, VA go for around $127K. The 5-year CAGR of 0.0% reliable price movement.
Should investors consider Lawrenceville, VA?
Our data puts Lawrenceville, VA at 3.0/5 for investability. Home prices of $127K and rents around $819/mo create a solid backdrop for investor activity.
How strong is tenant demand in Lawrenceville, VA?
Tenant demand in Lawrenceville, VA is solid. The local workforce $819/mo rents across most rental classes.
You know 23868 now. You don’t know where it ranks.
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