Real Estate Investing in Stony Creek, Virginia (23882)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23882 (Stony Creek, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 18.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Stony Creek, VA (23882)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 23882 Stony Creek
Turning to rents, ZIP 23882 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $193K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $193K asset, 23882 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 23882 among VA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 23882 includes headwinds that any investor should price in. Income distribution skews lower than Stony Creek averages, and tenant stability requires active management.
trends 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 Stony Creek:
Property Strategy for 23882
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $208,942 | $1,950 | 6.7% | +7.5% | $69,647 |
| 4BR | $272,306 | $2,410 | 6.4% | — | $68,076 |
Market Trends
Home Value History (with trend line)
📊 How Does 23882 Compare?
| Metric | 23882 | Stony Creek | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $192,868 | $192,868 | N/A | $403,170 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23882 (Stony Creek, VA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 23882 (Stony Creek, VA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $192,868 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (5.6%). 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 23882
Population: 1,967
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 23882
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.
Frequently Asked Questions
What kind of market is Stony Creek, VA for investors?
Investors tracking Stony Creek, VA will find a 3.0/5 rating supported by $193K median home values and $1,386/mo rents. That profile suits long-term holders targeting predictable returns.
What is the smart move for investors in Stony Creek, VA?
In Stony Creek, VA the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $193K prices and $1,386/mo rents suits that approach.
How high is vacancy risk in Stony Creek, VA?
Stony Creek, VA carries elevated vacancy risk. Expect reliable absorption at market rents of $1,386/mo.
Is Stony Creek, VA suited for a house hack?
For house hackers, Stony Creek, VA is a challenging. The $1,386/mo rent on a unit helps defray the mortgage on a $193K property.
How qualified is the tenant pool in Stony Creek, VA?
Expect a solid tenant pool in Stony Creek, VA. The rental market absorbs $1,386/mo rents without meaningful friction.
You know 23882 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 23882 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.
How 23882 ranks in Richmond, VA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 23882 (Stony Creek)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 23882 (Stony Creek, VA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.