Colonial Heights city presents a valuation-versus-income tension. Zillow reported a $286,282 median home value in 2026-06, alongside $1,598 monthly median asking rent and a supplied 6.70% gross yield before costs. The 0.30% Zillow year-over-year value change makes this a county to investigate for current income rather than price acceleration; cautious buyers should verify whether a specific asset can retain that rent after taxes, insurance, repairs, and vacancy.
The rent measure is market asking rent; it is not HUD’s two-bedroom FMR. Market rent equals 96.60% of that payment standard, so FMR should not be substituted into yield or revenue underwriting. The effective property-tax rate is 0.84%, and median annual tax is $2,071, providing county-level carrying-cost context but not a parcel bill. FHFA’s 2025 repeat-transaction HPI rose 4.72% year over year and 59.94% over five years. It confirms positive price direction, but it is an index rather than a home value, and its vintage and method cannot be merged with Zillow’s change.
Demand evidence is mixed. Tax-return migration netted 58 households, but arriving movers averaged $5,040 less AGI than departing movers, a calculation from the supplied averages; this is a composition flag rather than proof of local purchasing power. Investor purchase mortgages comprised 7.72% of purchases, indicating a limited observed non-owner-occupant share rather than all investor activity. QCEW annual covered workplace employment declined 0.07%. Trade, transportation, and utilities is the largest disclosed private supersector; QCEW is neither resident employment nor an unemployment measure, so tenant-demand support needs direct verification.
Inland flood is the dominant hazard, and modeled expected climate loss equals 0.12% of building value annually. This is county-level modeled exposure, not a parcel flood determination or insurance quote. The supplied record does not publish Realtor.com figures for listing prices, active inventory, marketing time, or price reductions, preventing conclusions on visible MLS supply or seller concessions. Missing property-level flood zone, insurance, lease comparables, vacancy, operating expenses, and financing terms also prevent a net-yield, debt-service, or parcel-risk conclusion.