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Food Truck Market: ZIP 23221

Opportunity Score

83 / 100 Excellent

Based on walkability, population density, income levels, and food truck competition.

Market Profile

ZIP 23221 sits in the above-average walkability at 14.5/20 on the EPA index. Median income runs 30% above the national median — $97,006 vs. $74,580 nationally. High foot traffic and real purchasing power make this one of the stronger food truck markets in the country. The tradeoff: commissary kitchen rates and permit fees are elevated to match.

Market Summary

ZIP 23221 is an urban area with moderate foot traffic. with a population of 14,180 and household incomes above the national median ($97,006). There are 50 restaurants here but no registered food trucks — an untapped market with proven dining demand.

Area Profile

14,180

Population

$97,006

Median Income

+30% vs. national

Urban

Area Type

14.5/20

Foot Traffic

Very Car-Dependent

Median Age: 36.3 — mixed-age market, broad menu appeal.

College-Educated: 61.6% — strong appetite for artisan/specialty food.

Competition

Food service establishments in ZIP 23221.

Sit-Down Restaurants

26.1 per 10K residents

Fast Food / Counter

9.2 per 10K residents

Operating Costs

Local cost levels affect commissary kitchen rates, permits, and event vendor pricing.

$2,010

2BR Fair Market Rent

$1,480

Median Gross Rent

$540 K

Median Home Value

Bank Branches

$400 K deposits

Commissary estimate: This is a high-cost area. Monthly commissary kitchen rentals typically run $240–$440 in markets like this.

What to Expect Here

Fixed Location Beats Roaming

High-foot-traffic areas reward consistency. If you can secure a recurring spot near offices or transit stops, build your weekly schedule around it. Regular customers drive more revenue than novelty seekers.

Premium Pricing Holds Here

Income levels and education rates both point toward a market that will pay for quality. Specialty ingredients, dietary accommodations, and strong branding all command price premiums in this ZIP. Don't race to the bottom.