Real Estate Investing in Sutherland, Virginia (23885)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23885 (Sutherland, 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.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sutherland, VA (23885)?
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Market Analysis: 23885 Sutherland
The 23885 ZIP covers a section of Sutherland that demands careful diligence. Prices near $352K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 23885 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader VA picture, 23885 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A substantial renter share of 9% in 23885 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 23885 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 Sutherland:
Property Strategy for 23885
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $323,484 | $1,950 | 4.3% | +8.8% | $107,828 |
| 4BR | $417,201 | $2,410 | 4.2% | — | $104,300 |
Market Trends
Home Value History (with trend line)
📊 How Does 23885 Compare?
| Metric | 23885 | Sutherland | Richmond, VA | Virginia |
|---|---|---|---|---|
| Home Value | $352,126 | $352,126 | N/A | $403,170 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 6.4% |
| Avg Rent | $1,386 | $1,386 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 23885 (Sutherland, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $352,126 |
| Monthly Rent | $1,386 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.1%). 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 23885
Population: 2,859
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 23885
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 1,301 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Sutherland, VA?
Median home price in Sutherland, VA is near $352K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
What is the typical renter like in Sutherland, VA?
Tenant quality in Sutherland, VA ranks as solid. Landlords generally report stable occupancy at market rents of $1,386/mo.
Is rental property easy to operate in Sutherland, VA?
The landlord environment in Sutherland, VA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Which investment style suits Sutherland, VA?
Investors usually favor careful cash-flow rentals with hands-on management in Sutherland, VA. With home values at $352K and rents near $1,386/mo, other strategies can work but produce reliable rather than outsized returns.
How strong are rents in Sutherland, VA?
The typical rental in Sutherland, VA commands about $1,386/mo monthly. That rent profile consistent cash flow against the $352K purchase basis.
You know 23885 now. You don’t know where it ranks.
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How 23885 ranks in Richmond, VA
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