802 Northampton Rd · Petersburg, VA 23805

$145,000

3 bd · 1.0 ba · 1,229 sqft · SingleFamily public records · 12 Days on market

Built 1952 6,268 sqft lot Est $235k · 38% under ↓ 14% since listing

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't wait long this Brick Cape with Hardwood floors won't last long. While it is being sold in As-Is condition this home has a lot to offer. Located in Petersburg on a quiet street with friendly neighbors. The home does have some damages from a busted water pipe and is mainly the reason for the AS-IS condition. House has a finished bedroom upstairs as well as a floored bonus room/storage room.

Key facts

• 6,268 sq ft lot
• Parking
• Built 1952

Property features AI

Exterior

• Parking: Driveway; No garage; Off-street parking; On-street parking; Unpaved parking areas
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story home; R-1 zoning; Resale property; Shingle roof; Brick and frame construction
• Construction: Built as Actual year (year built details listed as Actual); Brick and frame construction; Shingle roof; Crawl space foundation
• Exterior features: Unpaved driveway; Back yard fencing; Fenced yard

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedroom on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom with tub and shower (main level)
• Heating & cooling: Central air conditioning; Electric heating; Wood heating
• Interior features: Built-in bookcases; Built-in features; Breakfast area; Bedroom on main level; Masonry fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.2% vs local median 4.5% in Petersburg — 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 61/100 on livability (#413 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Petersburg City Public School District (suburban): math 26% / reading 44% proficiency, ranked #131 of 131 in VA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $4k of value loss. Plan a longer hold.
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 48% 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 $145,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $234,739
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Northampton Rd	0.00mi	3/1.0	1,229 (0%)	1mo	$140,000	$114	99
2104 Jackson Ct	0.12mi	3/1.0	1,149 (-6%)	4mo	$220,000	$191	80
2842 Homestead Dr	0.29mi	3/1.5	1,248 (+2%)	8mo	$257,850	$207	76
2707 Forest Hills Rd	0.30mi	3/1.0	1,279 (+4%)	6mo	$235,000	$184	74
2000 Westover Ave	0.17mi	2/2.0 (-1)	1,263 (+3%)	12mo	$239,000	$189	69
1756 Arch	0.58mi	3/2.0	1,164 (-5%)	2mo	$269,900	$232	59
1759 Varina Ave	0.59mi	3/2.0	1,188 (-3%)	12mo	$245,000	$206	52
629 Hoke Dr	0.71mi	3/1.5	1,174 (-4%)	12mo	$191,500	$163	47
1883 Fairfax St	0.54mi	3/2.0	1,377 (+12%)	9mo	$211,400	$154	43
906 Oakmont Dr	0.47mi	3/2.0	1,056 (-14%)	10mo	$240,000	$227	42
2937 Forest Hills Rd	0.53mi	3/1.5	1,056 (-14%)	14mo	$240,000	$227	39
1929 Oakland St	0.72mi	2/1.0 (-1)	1,074 (-13%)	4mo	$169,500	$158	37

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-908
• Equity at exit: $21,620

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $28,274
• Equity at exit: $12,537

Cash invested: $40,600 (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 23805

• Home prices YoY: -10.6%
• Active inventory: 115
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$760
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $355

Break-even live

Break-even rent $1,202

Max offer price $145,000

Occupancy floor 74%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Hampton Rd Petersburg, VA	3.0	1.0	1054	$1,750	$1.66	17d	1	0.09mi
1922 Varina Ave Petersburg, VA	2.0	1.0	800	$1,170	$1.46	1d	1	0.45mi
1823 Brandon Ave Petersburg, VA	3.0	1.0	1153	$1,600	$1.39	17d	1	0.47mi
200 Walnut Blvd Petersburg, VA	2.0	1.5	1056	$1,620	$1.53	43d	1	0.48mi
1814 East Blvd Petersburg, VA	2.0	1.0	972	$1,275	$1.31	43d	1	0.49mi
1640 Johnson Rd Petersburg, VA	1.0–3.0	1.0–1.5	972	$1,549	$1.59	1d	11	0.85mi
2217 Sedgwick St Petersburg, VA	1.0–2.0	1.0–1.5	800	$1,254	$1.57	1d	2	0.92mi
1025 S Crater Rd Petersburg, VA	1.0–3.0	1.0–2.0	795	$1,409	$1.77	1d	10	1.19mi
310 Saint Luke St Petersburg, VA	3.0	2.0	1020	$1,491	$1.46	23d	1	1.26mi
217 N Carolina Ave Petersburg, VA	2.0	1.0	718	$1,025	$1.43	23d	1	1.30mi
200 Addison Way Petersburg, VA	1.0–3.0	1.0–2.0	993	$1,873	$1.89	1d	73	1.49mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   price $145,000
3. 2026-04-17
   listed $168,574 Active
4. 2026-04-03
   historical $168,574

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/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 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,813
• − Mortgage interest: −$8,122
• − Property taxes: −$1,546
• − Insurance: −$725
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,218
• Taxable income: $2,032
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $3,769/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: Petersburg City Public School District
• NCES district ID: 5102910
• Math proficiency: 26% ▼ -27.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $34,362
• Composite: 28.78/100
• National rank: #6670
• State rank: #131 of 131 in VA

Livability — Petersburg

• Score: 61/100
• State rank: #413
• US rank: #17309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, VA
• County: Petersburg City · 21,408 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 21,408
• Household income: $60,807
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 719.0

Population outlook (Petersburg County) Hauer SSP2

• Today (2025): 30,488 people
• By 2030: 29,771 · -2.4%
• By 2040: 28,401 · -6.8%
• By 2050: 27,279 · -10.5%
• By 2075: 25,877 · -15.1%
• By 2100: 24,288 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 58% White 32% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 1% Hungarian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3%

Political lean MEDSL · Petersburg

• 2024 margin: Solid D (+72.8) · D 85.8% · R 13.0% · Other 1.2%
• 2008→2024 swing: -5.7pp toward R · 2008: 78.5pp · 2024: 72.8pp
• All cycles: 2024: D+72.8 2020: D+76.5 2016: D+77.0 2012: D+80.4 2008: D+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.37%
• Current HPI: 426.599
• 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

-14.0% since first listed

4 events — show timeline

• 2026-04-28 Pending — CVRMLS
• 2026-04-23 Price Changed $145,000 CVRMLS
• 2026-04-17 Listed $168,574 CVRMLS
• 2026-04-03 Coming Soon $168,574 CVRMLS

Property tax history

+1.9%/yr

Latest (2025): $1,546 · +12.8% YoY. Source: county tax records.