205 S Jefferson St · Petersburg, VA 23803

$80,000

4 bd · 2.0 ba · 1,821 sqft · SingleFamily public records · 22 Days on market

Built 1860 5,749 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is part of a double house and needs revitalization completed House has good bones and has been secured. This is an historic home in the Poplar Lawn Historic District. The original construction is pre 1860. What has been restored has been expertly done. The interior is virtually gutted and can be rebuilt to the buyers specifications. A project already in progress. I also have the restored part of this double house listed for $125,000.00. Live in one side while this side is restored.

Key facts

• 5,749 sq ft lot
• Built 1860
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: Rents rising fast (+5.9%/yr); 295 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $1k appreciation (1.4% local appreciation)).
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 5.9% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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.
• Current owner paid $18k; list at $80k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 42% 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1860 — 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: 2.14% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.26%
• DSCR: 2.84
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $296,823
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
546 Clinton St	0.41mi	4/2.0	1,782 (-2%)	2mo	$305,000	$171	76
128 S Little Church St	0.42mi	4/3.5	1,800 (-1%)	5mo	$294,999	$164	68
133 S Little Church St	0.45mi	4/3.5	1,758 (-4%)	0mo	$326,999	$186	67
724 E Wythe St	0.56mi	4/3.0	1,904 (+5%)	0mo	$300,000	$158	62
123 S Old Church St	0.63mi	4/3.5	1,840 (+1%)	5mo	$300,000	$163	58
307 Mistletoe St	0.69mi	4/3.5	1,860 (+2%)	4mo	$285,000	$153	55
134 Clayton St	0.37mi	4/3.0	1,600 (-12%)	6mo	$305,000	$191	53
243 High St	0.68mi	3/1.5 (-1)	1,968 (+8%)	2mo	$262,000	$133	46
488 Byrne St	0.52mi	3/2.5 (-1)	1,584 (-13%)	5mo	$240,000	$152	43
731 Harding St	0.72mi	4/3.5	2,000 (+10%)	3mo	$315,000	$158	42
710 Harding St	0.71mi	4/3.5	2,000 (+10%)	6mo	$314,900	$157	40
610 Gressett St	0.73mi	4/3.0	1,564 (-14%)	6mo	$295,000	$189	34

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

Projected returns pro-forma

1.45% appreciation · 5.89% rent growth · sell at horizon

5-year hold

• IRR: 47.2%
• Equity multiple: 3.57×
• Total profit: $57,479
• Equity at exit: $29,195

10-year hold

• IRR: 49.9%
• Equity multiple: 7.83×
• Total profit: $152,911
• Equity at exit: $40,299

Cash invested: $22,400 (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 23803

• Home prices YoY: 0.3%
• Rents YoY: 5.9%
• Active inventory: 295
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$420
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $770

Break-even live

Break-even rent $735

Max offer price $80,000

Occupancy floor 50%

Sensitivity live

Price	-10% $815	-5% $793	+0% $770	+5% $748	+10% $725
Rent	-10% $635	-5% $703	+0% $770	+5% $838	+10% $905
Rate	-1.0pp $810	-0.5pp $791	base $770	+0.5pp $749	+1.0pp $728

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	44d	1	0.14mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	24d	1	0.14mi
616 S Jefferson St Petersburg, VA	3.0	2.0	2400	$1,957	$0.82	4d	1	0.43mi
331 Glenwood Ct Petersburg, VA	4.0	1.0	1242	$1,800	$1.45	4d	1	0.43mi
462 Reservoir Hts Petersburg, VA	4.0	2.0	1640	$1,895	$1.16	24d	1	0.62mi
608 Halifax St Unit 608 Petersburg, VA	5.0	2.5	2288	$1,699	$0.74	4d	1	0.73mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	44d	1	0.77mi
315 St Mark St Petersburg, VA	5.0	2.0	1508	$2,500	$1.66	44d	1	0.89mi
531 N Azalea Rd Petersburg, VA	3.0	2.0	1600	$1,595	$1.00	24d	1	0.90mi
922 Wilcox St Petersburg, VA	5.0	2.5	1985	$1,799	$0.91	4d	1	1.02mi
1021 Melville St Petersburg, VA	5.0	2.0	2014	$1,899	$0.94	17d	1	1.04mi
211 Jefferson Ave Colonial Heights, VA	4.0	2.0	1507	$1,900	$1.26	2d	1	1.10mi
1137 Willcox St Petersburg, VA	4.0	3.0	1872	$2,600	$1.39	44d	1	1.23mi
335 Claremont St Petersburg, VA	4.0	2.0	2157	$2,500	$1.16	12d	1	1.27mi

Listing history 20 events

1. 2025-10-22
   status Pending
2. 2025-10-01
   listed $80,000 Active
3. 2015-03-31
   soldstatus $18,000 Closed 491-char remark

   Show marketing remark (491 chars)

   Home is part of a double house and needs revitalization completed House has good bones and has been secured. This is an historic home in the Poplar Lawn Historic District. The original construction is pre 1860. What has been restored has been expertly done. The interior is virtually gutted and can be rebuilt to the buyers specifications. A project already in progress. I also have the restored part of this double house listed for $125,000.00. Live in one side while this side is restored.

4. 2015-03-06
   status Pending 491-char remark

   Show marketing remark (491 chars)

   Home is part of a double house and needs revitalization completed House has good bones and has been secured. This is an historic home in the Poplar Lawn Historic District. The original construction is pre 1860. What has been restored has been expertly done. The interior is virtually gutted and can be rebuilt to the buyers specifications. A project already in progress. I also have the restored part of this double house listed for $125,000.00. Live in one side while this side is restored.

5. 2012-10-08
   listed $20,000 Active 491-char remark

   Show marketing remark (491 chars)

   Home is part of a double house and needs revitalization completed House has good bones and has been secured. This is an historic home in the Poplar Lawn Historic District. The original construction is pre 1860. What has been restored has been expertly done. The interior is virtually gutted and can be rebuilt to the buyers specifications. A project already in progress. I also have the restored part of this double house listed for $125,000.00. Live in one side while this side is restored.

6. 2009-09-22
   historical
7. 2009-09-22
   historical
8. 2008-08-01
   historical
9. 2008-05-08
   listed $68,000
10. 2008-05-08
    listed $68,000
11. 2007-10-19
    historical
12. 2007-06-29
    historical
13. 2007-06-29
    listed $70,000
14. 2007-04-05
    listed $70,000
15. 2007-04-05
    listed $70,000
16. 2004-01-15
    soldstatus $20,000
17. 2003-12-10
    historical
18. 2003-09-11
    historical
19. 2003-09-10
    listed $25,000
20. 2003-09-10
    listed $25,000

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $1,534 · $128/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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $20,520
• − Mortgage interest: −$4,481
• − Property taxes: −$1,534
• − Insurance: −$400
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$2,327
• Taxable income: $8,494
• Est. tax owed @ 24.0%: −$2,039
• After-tax cash flow: $7,203/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: Chesterfield County · 406,988 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 42,012
• Household income: $57,813
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 2485.0

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 0.57)
• Race & ethnicity: Black 58% White 31% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▲ 1.45%
• Current HPI: 480.5365
• Rent YoY: ▲ 5.89%
• 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

+220.0% since first listed

20 events — show timeline

• 2025-10-22 Pending — CVRMLS
• 2025-10-01 Listed $80,000 CVRMLS
• 2015-03-31 Sold (MLS) $18,000 CVRMLS
• 2015-03-06 Pending — CVRMLS
• 2012-10-08 Listed $20,000 CVRMLS
• 2009-09-22 Listing Removed — CVRMLS
• 2009-09-22 Listing Removed — CVRMLS
• 2008-08-01 Listing Removed — CVRMLS
• 2008-05-08 Listed $68,000 CVRMLS
• 2008-05-08 Listed $68,000 CVRMLS
• 2007-10-19 Listing Removed — CVRMLS
• 2007-06-29 Listed $70,000 CVRMLS
• 2007-06-29 Listing Removed — CVRMLS
• 2007-04-05 Listed $70,000 CVRMLS
• 2007-04-05 Listed $70,000 CVRMLS
• 2004-01-15 Sold (Public Records) $20,000 Public Records
• 2003-12-10 Listing Removed — CVRMLS
• 2003-09-11 Listing Removed — CVRMLS
• 2003-09-10 Listed $25,000 CVRMLS
• 2003-09-10 Listed $25,000 CVRMLS

Property tax history

+8.0%/yr

Latest (2025): $1,534 · +0.0% YoY. Source: county tax records.