8280 Turner Rd · Sandston, VA 23231

$169,900

2 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 38 Days on market

Built 1953 1.66 ac lot $125/sqft · 53% below area

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.9/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity to purchase an investment property and make it your own. Priced more than $38,000 below its 2026 tax assessment, this ranch-style home offers significant potential and value. The interior features a living room, a spacious kitchen, and a large utility room. To the right of the living room, you’ll find one full bathroom, two bedrooms, and two additional rooms that offer flexible use. Outside, the property includes what appears to be a garage or workshop. Situated on 1.66 acres, the home is conveniently located with quick access to I-295 and nearby recreational areas such as Dorey Park and Four Mile Creek Park. Opportunities like this in Henrico County are increasi

Key facts

• 1.66 acres
• Garage or workshop
• Spacious kitchen

Tags

• RANCH STYLE HOME
• SPACIOUS KITCHEN
• LARGE UTILITY ROOM
• GARAGE OR WORKSHOP
• 1.66 ACRES
• QUICK ACCESS TO I-295

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Unpaved parking
• Utilities: Well water; Septic tank
• Home design: Single-story (1 story); Frame construction; Composition shingle roof; Resale condition
• Construction: Frame construction; Shingle/composition roof
• Exterior features: Unpaved driveway; Rear porch; Patio; Lot about 1.66 acres; Zoned A1

Interior

• Bedrooms: Total rooms: 5
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating
• Interior features: Wood flooring; Tub and shower in full bathroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $178 ($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 $163k (4.3% below list).
• Recommended offer: $163k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Rents rising (+1.1%/yr); 186 active listings in the ZIP; solid renter incomes; 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 43% 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 $162,543 (4.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.96% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $365,104
• List price: $169,900
• Delta: -53.47%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.06% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-19,300
• Equity at exit: $25,333

10-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-14,532
• Equity at exit: $14,690

Cash invested: $47,572 (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 23231

• Rents YoY: 1.1%
• Active inventory: 186
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $178

Break-even live

Break-even rent $1,400

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $275	-5% $226	+0% $178	+5% $130	+10% $82
Rent	-10% $50	-5% $114	+0% $178	+5% $243	+10% $307
Rate	-1.0pp $264	-0.5pp $222	base $178	+0.5pp $134	+1.0pp $90

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   statusdays on market $169,900 Pending 38 DOM
2. 2026-06-09
   days on market $169,900 Active 36 DOM
3. 2026-06-08
   days on market $169,900 Active 35 DOM
4. 2026-06-07
   days on market $169,900 Active 34 DOM
5. 2026-06-05
   status $169,900 Active 31 DOM
6. 2026-06-02
   status $169,900 Pending 31 DOM
7. 2026-06-01
   days on market $169,900 Active 31 DOM
8. 2026-05-31
   days on market $169,900 Active 30 DOM
9. 2026-05-01
   listed $169,900 Active 842-char remark

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $19,505
• − Mortgage interest: −$9,517
• − Property taxes: −$1,727
• − Insurance: −$850
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,943
• Taxable loss: −$652
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $2,297/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

• County: Henrico County · 334,490 people
• City population: 12,544
• Metro: Richmond, VA
• Population (ZIP): 38,544
• Household income: $76,505
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1555.0

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 Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -207.28%
• Current HPI: 315.8154
• Rent YoY: ▲ 1.06%
• 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

4 events — show timeline

• 2026-06-11 Pending — CVRMLS
• 2026-06-04 Relisted — CVRMLS
• 2026-06-02 Pending — CVRMLS
• 2026-05-01 Listed $169,900 CVRMLS

Property tax history

+5.4%/yr

Latest (2025): $1,727 · +6.1% YoY. Source: county tax records.