Real Estate Investing in Rawlings, Virginia (23876)
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Should you buy in 23876 (Rawlings, 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.
- Lower household income: $29,722 median — tenant affordability is tighter.
• 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 Rawlings, VA (23876)?
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Market Analysis: 23876 Rawlings
The 23876 ZIP covers a section of Rawlings that demands careful diligence. Prices near $164K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 23876 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 23876 offers a low basis, the region around Rawlings has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 23876 ZIP's population of 267 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Rawlings:
Market Trends
Home Value History (with trend line)
📊 How Does 23876 Compare?
| Metric | 23876 | Rawlings | Virginia |
|---|---|---|---|
| Home Value | $163,901 | $163,901 | $403,170 |
| 5-Year CAGR | N/A | N/A | 6.4% |
| Avg Rent | $981 | $981 | - |
| Cap Rate | 4.7% | 4.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23876 (Rawlings, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $163,901 |
| Monthly Rent | $981 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 12.9% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 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 (4.7%). 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 23876
Population: 267
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
What is the median home value in Rawlings, VA?
Expect median prices around $164K in Rawlings, VA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
How strong is the working-renter base in Rawlings, VA?
The renter base in Rawlings, VA is reasonable for the $981/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
Are eviction rules reasonable in Rawlings, VA?
Rawlings, VA falls under VA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is Rawlings, VA for real estate investors?
Rawlings, VA rates 2.0/5 for investability. With median values at $164K and rents near $981/mo, the market offers reasonable fundamentals for rental investors.
What is the average monthly rent in Rawlings, VA?
Expect rents around $981/mo per month in Rawlings, VA. With home values at $164K, the yield math works out to reasonable levels for rental investors.
You know 23876 now. You don’t know where it ranks.
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