3054 Dupont Ave · Richmond, VA 23234

$279,900

4 bd · 1.0 ba · 1,761 sqft · SingleFamily public records · 7 Days on market

Built 1953 0.54 ac lot $159/sqft · at area comps Est $281k · at est.

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.7/15.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Raised Rancher Circle Driveway 3 Fireplaces -1 with buck stove Full Basement w/ Washer & Dryer 1.5 stores with 2 Bedrooms upstairs with Half Bath & 2 Bedrooms Down Screen Back Porch Roof less than 10 years old Family Rm/FP Living Rm/FP Formal Dining Room Eat-In Kitchen

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-11 ($-130/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (20.1% below list).
• Recommended offer: $224k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.3% in Richmond — 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 84/100 on livability (#33 in VA, #793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D-.
• Richmond City Public School District (urban): math 32% / reading 47% proficiency, ranked #123 of 131 in VA (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 233 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Richmond County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $280k implies a 631% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $223,750 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (median comp): $281,185
• List price: $279,900
• Delta: -0.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3140 Walmsley Blvd	0.17mi	4/2.5	1,600 (-9%)	14mo	$300,000	$188	59
4613 Willesden Rd	0.24mi	4/2.0	1,935 (+10%)	18mo	$279,000	$144	53
3814 Castlewood Rd	0.71mi	4/3.0	1,775 (+1%)	11mo	$210,000	$118	49
4436 Angus Rd	0.34mi	4/2.0	1,548 (-12%)	15mo	$310,000	$200	47
5101 Whistling Well Ct	0.74mi	4/3.0	1,594 (-10%)	2mo	$352,000	$221	40
3741 Greer Ave	0.72mi	3/2.5 (-1)	1,872 (+6%)	9mo	$339,950	$182	38
3418 Shady Creek Rd	0.72mi	3/2.0 (-1)	1,944 (+10%)	8mo	$207,500	$107	34

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 · 1.93% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-48,491
• Equity at exit: $41,734

10-year hold

• IRR: -11.9%
• Equity multiple: 0.32×
• Total profit: $-52,937
• Equity at exit: $24,201

Cash invested: $78,372 (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 23234

• Rents YoY: 1.9%
• Active inventory: 233
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$194 /mo · $2,328/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-11

Break-even live

Break-even rent $2,251

Max offer price $277,988

Occupancy floor 95%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Whetstone Rd Richmond, VA	1.0–4.0	1.0–2.5	1029	$2,150	$2.09	1d	1	0.92mi
4035 Walmsley Blvd Richmond, VA	3.0	2.0	1575	$2,300	$1.46	1d	1	0.96mi
4066 Walmsley Blvd Richmond, VA	3.0	1.5	1705	$2,095	$1.23	43d	1	1.04mi
3814 Falstone Rd Unit N Richmond, VA	3.0	1.5	1776	$2,295	$1.29	43d	1	1.09mi
3107 Columbia St Richmond, VA	3.0	1.5	1335	$2,300	$1.72	19d	1	1.21mi
3309 Delano St Richmond, VA	3.0	2.0	1542	$1,850	$1.20	43d	1	1.24mi
4120 Grantlake Rd Richmond, VA	4.0	2.0	1700	$2,225	$1.31	1d	1	1.38mi

Listing history 3 events

1. 2026-05-16
   listed $279,900 Active 293-char remark

   Show marketing remark (293 chars)

   Raised Rancher Circle Driveway 3 Fireplaces -1 with buck stove Full Basement w/ Washer & Dryer 1.5 stores with 2 Bedrooms upstairs with Half Bath & 2 Bedrooms Down Screen Back Porch Roof less than 10 years old Family Rm/FP Living Rm/FP Formal Dining Room Eat-In Kitchen

2. 2026-04-08
   historical $279,900 293-char remark

   Show marketing remark (293 chars)

   Raised Rancher Circle Driveway 3 Fireplaces -1 with buck stove Full Basement w/ Washer & Dryer 1.5 stores with 2 Bedrooms upstairs with Half Bath & 2 Bedrooms Down Screen Back Porch Roof less than 10 years old Family Rm/FP Living Rm/FP Formal Dining Room Eat-In Kitchen

3. 1978-10-31
   soldstatus $38,300

ⓘ 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: $2,328 · $194/mo
• Projected year-2 tax: $2,328 · $194/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,850
• − Mortgage interest: −$15,679
• − Property taxes: −$2,328
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$8,143
• Taxable loss: −$4,995
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $1,069/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: Richmond City Public School District
• NCES district ID: 5103240
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $40,276
• Composite: 33.09/100
• National rank: #5564
• State rank: #123 of 131 in VA

Livability — Richmond

• Score: 84/100
• State rank: #33
• US rank: #793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, VA
• County: Chesterfield County · 406,988 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 47,465
• Household income: $66,619
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2031.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 262,263 people
• By 2030: 284,503 · +8.5%
• By 2040: 327,353 · +24.8%
• By 2050: 367,946 · +40.3%
• By 2075: 449,560 · +71.4%
• By 2100: 500,301 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 46% Hispanic / Latino 30% White 18% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 69% English-only · Spanish 26% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+66.3) · D 82.0% · R 15.8% · Other 2.2%
• 2008→2024 swing: +7.2pp toward D · 2008: 59.1pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+68.0 2016: D+63.8 2012: D+55.7 2008: D+59.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.50%
• Current HPI: 317.6006
• Rent YoY: ▲ 1.93%
• 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

+630.8% since first listed

3 events — show timeline

• 2026-05-16 Listed $279,900 CVRMLS
• 2026-04-08 Coming Soon $279,900 CVRMLS
• 1978-10-31 Sold (Public Records) $38,300 Public Records

Property tax history

+7.8%/yr

Latest (2022): $2,328 · +44.1% YoY. Source: county tax records.