104 W Sedgwick St · Sandston, VA 23150

$216,000

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 88 Days on market

Built 1946 0.29 ac lot $209/sqft · 20% below area Est $271k · 20% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this Cape Cod–style home full of potential! Featuring hardwood floors, a spacious great room, and a corner fireplace, this property is ready for your vision and updates to bring it back to life. The home offers three bedrooms and two full bathrooms, along with a laundry/mud room that opens to the rear porch for added convenience. Outside, the fenced backyard includes a garden shed and plenty of space for gardening, pets, or outdoor entertaining. A circular driveway provides generous off-street parking and easy access. Located close to shopping, dining, schools, churches, and a community recreation center, the property offers a great location to match its potential.

Key facts

• Laundry mud room
• Great room
• Garden shed

Tags

• HARDWOOD FLOORS
• GREAT ROOM
• CORNER FIREPLACE
• LAUNDRY MUD ROOM
• FENCED BACKYARD
• GARDEN SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (7.6% below list).
• Recommended offer: $200k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.7% in Sandston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#92 in VA, #3,000 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, amenities F.
• Henrico County Public School District (suburban): math 49% / reading 64% proficiency, ranked #68 of 131 in VA (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 107 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Henrico County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,683 (7.6% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $270,787
• List price: $216,000
• Delta: -20.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Naglee Ave	0.34mi	3/1.0	980 (-5%)	5mo	$236,000	$241	68
108 Federal St	0.40mi	3/1.0	1,037 (+0%)	12mo	$260,000	$251	66
23 Huntsman Rd	0.71mi	3/2.0	1,042 (+1%)	0mo	$304,990	$293	65
2012 E Nine Mile Rd	0.46mi	3/1.5	1,156 (+12%)	2mo	$268,000	$232	55
104 Jackson Ave	0.30mi	3/1.5	1,170 (+13%)	9mo	$310,000	$265	54
121 E Magruder St	0.46mi	3/1.0	912 (-12%)	4mo	$204,000	$224	51
1460 Farley Ct	0.69mi	3/2.0	1,128 (+9%)	3mo	$310,000	$275	50
110 Raines Ave	0.71mi	3/1.0	945 (-8%)	3mo	$171,000	$181	46
22 Kemper Ct	0.50mi	3/1.0	1,162 (+13%)	8mo	$269,000	$231	45
205 Algiers Dr	0.66mi	4/1.0 (+1)	1,115 (+8%)	5mo	$210,000	$188	43
29 Eastlake Dr	0.71mi	3/1.0	951 (-8%)	12mo	$256,000	$269	40
21 Medlock Rd	0.62mi	2/1.0 (-1)	1,151 (+12%)	10mo	$227,050	$197	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-23,506
• Equity at exit: $32,206

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,746
• Equity at exit: $18,676

Cash invested: $60,480 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 23150

• Home prices YoY: -32.5%
• Active inventory: 107
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $181

Break-even live

Break-even rent $1,768

Max offer price $216,000

Occupancy floor 86%

Sensitivity live

Price	-10% $303	-5% $242	+0% $181	+5% $120	+10% $59
Rent	-10% $23	-5% $102	+0% $181	+5% $260	+10% $339
Rate	-1.0pp $290	-0.5pp $236	base $181	+0.5pp $125	+1.0pp $68

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Naglee Ave Sandston, VA	3.0	1.0	1000	$1,995	$2.00	44d	1	0.32mi
419 Roxana Rd Henrico, VA	3.0	1.5	1085	$2,050	$1.89	3d	1	0.54mi
29 Wootton Rd Sandston, VA	3.0	1.0	1088	$1,750	$1.61	3d	1	0.86mi
2230 E Nine Mile Rd Sandston, VA	4.0	1.5	1400	$1,795	$1.28	44d	1	0.87mi
901 E 9 Mile Rd Unit a Highland Springs, VA	2.0	1.0	800	$1,312	$1.64	22d	1	0.91mi
339 E Jerald St Henrico, VA	3.0	1.5	1160	$1,950	$1.68	44d	1	0.93mi
1000 E Washington St Henrico, VA	2.0	1.0	888	$2,000	$2.25	3d	1	1.22mi
118 N Linden Ave Henrico, VA	3.0	1.5	1080	$1,795	$1.66	44d	1	1.27mi
239 N Mapleleaf Ave Henrico, VA	3.0	1.0	980	$1,750	$1.79	24d	1	1.35mi
117 N Ivy Ave Henrico, VA	3.0	1.0	980	$1,590	$1.62	3d	1	1.40mi

Listing history 14 events

1. 2026-06-05
   days on market $216,000 Active 88 DOM
2. 2026-06-03
   days on market $216,000 Active 87 DOM
3. 2026-06-02
   days on market $216,000 Active 86 DOM
4. 2026-06-01
   days on market $216,000 Active 85 DOM
5. 2026-05-31
   days on market $216,000 Active 84 DOM
6. 2026-03-08
   listed $216,000 Active 703-char remark

   Show marketing remark (703 chars)

   Opportunity awaits with this Cape Cod–style home full of potential! Featuring hardwood floors, a spacious great room, and a corner fireplace, this property is ready for your vision and updates to bring it back to life. The home offers three bedrooms and two full bathrooms, along with a laundry/mud room that opens to the rear porch for added convenience. Outside, the fenced backyard includes a garden shed and plenty of space for gardening, pets, or outdoor entertaining. A circular driveway provides generous off-street parking and easy access. Located close to shopping, dining, schools, churches, and a community recreation center, the property offers a great location to match its potential.

7. 2024-02-05
   soldstatus $261,500 Closed 472-char remark

   Show marketing remark (472 chars)

   Stop by and see this very nice cape cod style home featuring hardwood floors, large great room, corner fireplace, a laundry/mud room which opens to the rear porch. The back yard is fenced with a garden shed. Circular driveway in the front allows great off street parking. Three bedrooms with two bathrooms. Convenient to shopping, dining, schools and churches, along with a community recreation center. Fireplace and shed all convey as-is. Professional photos coming soon.

8. 2024-02-05
   soldstatus $261,500

   Show marketing remark (472 chars)

   Stop by and see this very nice cape cod style home featuring hardwood floors, large great room, corner fireplace, a laundry/mud room which opens to the rear porch. The back yard is fenced with a garden shed. Circular driveway in the front allows great off street parking. Three bedrooms with two bathrooms. Convenient to shopping, dining, schools and churches, along with a community recreation center. Fireplace and shed all convey as-is. Professional photos coming soon.

9. 2024-01-09
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Stop by and see this very nice cape cod style home featuring hardwood floors, large great room, corner fireplace, a laundry/mud room which opens to the rear porch. The back yard is fenced with a garden shed. Circular driveway in the front allows great off street parking. Three bedrooms with two bathrooms. Convenient to shopping, dining, schools and churches, along with a community recreation center. Fireplace and shed all convey as-is. Professional photos coming soon.

10. 2024-01-04
    status Active 472-char remark

    Show marketing remark (472 chars)

    Stop by and see this very nice cape cod style home featuring hardwood floors, large great room, corner fireplace, a laundry/mud room which opens to the rear porch. The back yard is fenced with a garden shed. Circular driveway in the front allows great off street parking. Three bedrooms with two bathrooms. Convenient to shopping, dining, schools and churches, along with a community recreation center. Fireplace and shed all convey as-is. Professional photos coming soon.

11. 2024-01-04
    status Pending 472-char remark

    Show marketing remark (472 chars)

    Stop by and see this very nice cape cod style home featuring hardwood floors, large great room, corner fireplace, a laundry/mud room which opens to the rear porch. The back yard is fenced with a garden shed. Circular driveway in the front allows great off street parking. Three bedrooms with two bathrooms. Convenient to shopping, dining, schools and churches, along with a community recreation center. Fireplace and shed all convey as-is. Professional photos coming soon.

12. 2023-12-09
    listed $249,950 Active 472-char remark

    Show marketing remark (472 chars)

    Stop by and see this very nice cape cod style home featuring hardwood floors, large great room, corner fireplace, a laundry/mud room which opens to the rear porch. The back yard is fenced with a garden shed. Circular driveway in the front allows great off street parking. Three bedrooms with two bathrooms. Convenient to shopping, dining, schools and churches, along with a community recreation center. Fireplace and shed all convey as-is. Professional photos coming soon.

13. 1997-01-01
    soldstatus $74,000
14. 1994-08-01
    soldstatus $54,568

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $2,086 · $174/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,962
• − Mortgage interest: −$12,099
• − Property taxes: −$2,086
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$6,284
• Taxable loss: −$1,421
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $2,512/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Henrico County Public School District
• NCES district ID: 5101890
• Math proficiency: 49% ▼ -32.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $61,854
• Composite: 49.25/100
• National rank: #2031
• State rank: #68 of 131 in VA

Livability — Sandston

• Score: 77/100
• State rank: #92
• US rank: #3000

Category grades

Amenities F Commute A+ Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandston, VA
• County: Henrico County · 334,490 people
• City population: 12,544
• Metro: Richmond, VA
• Population (ZIP): 12,544
• Household income: $79,050
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 311.0

Population outlook (Henrico County) Hauer SSP2

• Today (2025): 365,885 people
• By 2030: 384,255 · +5.0%
• By 2040: 416,688 · +13.9%
• By 2050: 442,376 · +20.9%
• By 2075: 488,037 · +33.4%
• By 2100: 487,430 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 25% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Henrico

• 2024 margin: Strong D (+28.9) · D 63.7% · R 34.8% · Other 1.5%
• 2008→2024 swing: +16.6pp toward D · 2008: 12.2pp · 2024: 28.9pp
• All cycles: 2024: D+28.9 2020: D+29.0 2016: D+21.0 2012: D+11.7 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.68%
• Current HPI: 296.353
• Rent YoY: —
• Metro: Richmond, VA
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+295.8% since first listed

9 events — show timeline

• 2026-03-08 Listed $216,000 CVRMLS
• 2024-02-05 Sold (Public Records) $261,500 Public Records
• 2024-02-05 Sold (MLS) $261,500 CVRMLS
• 2024-01-09 Pending — CVRMLS
• 2024-01-04 Relisted — CVRMLS
• 2024-01-04 Pending — CVRMLS
• 2023-12-09 Listed $249,950 CVRMLS
• 1997-01-01 Sold (Public Records) $74,000 Public Records
• 1994-08-01 Sold (Public Records) $54,568 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,086 · +23.3% YoY. Source: county tax records.