Richmond, VA · Virginia
Caroline County
ZIP 22546
31,541 residents221 permits TTM$86,267 median HHI6 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$283,100
ACS 5-Year
Cap rate proxy
5.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.7%
HUD FMR ÷ ACS HHI
Net migration
+2.79%
IRS SOI
Permits (TTM)
221
Census BPS
Climate risk
20.7
FEMA NRI (0–100)
ZIP 22546
Median home value
$339,709
Gross yield
5.5%
Cap rate
4.2%
Rent gap
23.0%
Affordability
P/I: 3.9R/I: —
Section 8 detail
SAFMR: $1,560Rent: $1,201Gap: 29.9%
ZIP code breakdown6 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 22538 | — | — | — | 5.1% | — |
| 22514 | — | — | — | 4.7% | — |
| 22535 | — | — | — | 5.1% | — |
| 22546 | $339,709 | $1,560 | 5.5% | 4.2% | 23.0% |
| 22580 | $323,508 | $1,270 | 4.7% | 4.5% | 5.4% |
Ranked by composite score
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Demographics
Owner-occupied
81.7%
Census ACS
Vacancy rate
8.0%
Census ACS
Bachelor's degree +
23.2%
Census ACS
Rent burdened
38.6%
Census ACS (>30% income)
Median age
39.4
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026