417 E Ladies Mile Rd · Richmond, VA 23222

$158,000

3 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 245 Days on market

Built 1996 5,854 sqft lot $133/sqft · 46% below area Est $291k · 46% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 5,854 sq ft lot
• Built 1996
• Listed 245 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 fast (+7.4%/yr); 179 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• This rent runs 34% 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 $5k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $158k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.09% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $291,156
• List price: $158,000
• Delta: -45.73%
• 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
3226 Cliff Ave	0.31mi	3/1.0	1,194 (+1%)	3mo	$156,000	$131	82
103 E Laburnum Ave	0.39mi	4/1.0 (+1)	1,189 (+0%)	3mo	$199,000	$167	74
622 Pollock St	0.41mi	3/1.5	1,122 (-6%)	2mo	$285,000	$254	68
611 Pollock St	0.40mi	2/1.0 (-1)	1,254 (+6%)	0mo	$280,000	$223	66
3407 Garland Ave	0.42mi	2/1.0 (-1)	1,242 (+5%)	2mo	$301,500	$243	66
3914 Alma Ave	0.58mi	3/1.5	1,236 (+4%)	3mo	$167,500	$136	62
504 Arnold Ave	0.52mi	3/2.5	1,254 (+6%)	2mo	$340,000	$271	59
603 Arnold Ave	0.58mi	3/1.5	1,284 (+8%)	0mo	$345,000	$269	57
3020 Woodrow Ave	0.60mi	3/1.0	1,290 (+9%)	1mo	$190,000	$147	57
3512 Fendall Ave	0.51mi	2/1.0 (-1)	1,088 (-8%)	1mo	$157,000	$144	56
3906 Alma Ave	0.56mi	4/2.0 (+1)	1,260 (+6%)	2mo	$275,000	$218	53
3510 Maryland Ave	0.55mi	3/2.0	1,305 (+10%)	1mo	$350,000	$268	53

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 · 7.43% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,099
• Equity at exit: $23,558

10-year hold

• IRR: 15.7%
• Equity multiple: 2.53×
• Total profit: $67,549
• Equity at exit: $13,661

Cash invested: $44,240 (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 23222

• Rents YoY: 7.4%
• Active inventory: 179
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$829
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $340

Break-even live

Break-even rent $1,294

Max offer price $158,000

Occupancy floor 75%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Delmont St Richmond, VA	2.0	2.0	890	$1,122	$1.26	44d	1	0.15mi
401 Winston St Richmond, VA	2.0	1.0	784	$1,250	$1.59	2d	15	0.16mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	20d	1	0.25mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	24d	1	0.25mi
3303 Branch Ave Richmond, VA	3.0	1.0	800	$1,300	$1.62	44d	1	0.27mi
106 Trafton St Richmond, VA	2.0	1.0	720	$1,600	$2.22	3d	1	0.32mi
106 Trafton St Richmond, VA	2.0	1.0	720	$1,600	$2.22	17d	1	0.32mi
622 Pollock St Richmond, VA	3.0	1.5	1122	$2,300	$2.05	24d	1	0.40mi
3800 North Ave Richmond, VA	3.0	1.0	1008	$1,650	$1.64	12d	1	0.47mi
3909 Patrick Ave Richmond, VA	3.0	1.5	1200	$2,650	$2.21	44d	1	0.49mi
3211 Maryland Ave Richmond, VA	4.0	1.5	1344	$1,871	$1.39	44d	1	0.56mi
3418 Carolina Ave Unit A Richmond, VA	2.0	1.0	1000	$1,524	$1.52	44d	1	0.59mi
3117 Meadowbridge Rd Richmond, VA	2.0	1.0	887	$1,225	$1.38	44d	1	0.60mi
3425 Carolina Ave Unit A Richmond, VA	3.0	1.0	1300	$1,400	$1.08	44d	1	0.63mi
3425 Carolina Ave Unit B Richmond, VA	3.0	1.0	1300	$1,400	$1.08	24d	1	0.63mi
3202 1st Ave Richmond, VA	3.0	2.5	1440	$2,062	$1.43	21d	1	0.74mi
3621 Enslow Ave Richmond, VA	2.0	1.5	1232	$2,850	$2.31	24d	1	0.75mi
3600 Moss Side Ave Unit B Richmond, VA	2.0	1.0	800	$2,195	$2.74	44d	1	0.82mi
2810 2nd Ave Richmond, VA	2.0	1.0	1120	$1,950	$1.74	44d	1	0.98mi
3103 Dill Ave Richmond, VA	3.0	1.5	1380	$2,050	$1.49	24d	1	1.00mi
3317 Waverly Blvd Unit B Richmond, VA	3.0	2.0	1500	$1,875	$1.25	17d	1	1.02mi
2807 Edgewood Ave Richmond, VA	3.0	1.0	1320	$1,750	$1.33	44d	1	1.03mi
2922 Noble Ave Unit A Richmond, VA	2.0	1.0	1200	$1,499	$1.25	4d	1	1.05mi
2919 4th Ave #2 Richmond, VA	2.0	2.0	950	$1,287	$1.35	44d	1	1.05mi
1519 Byron St Richmond, VA	3.0	1.5	1384	$1,700	$1.23	3d	1	1.08mi
3119 4th Ave Richmond, VA	2.0	1.0	820	$1,225	$1.49	17d	1	1.08mi
2420 Barton Ave Apt 2 Richmond, VA	2.0	1.0	900	$1,150	$1.28	24d	1	1.11mi
3510 Chamberlayne Ave Apt S Richmond, VA	2.0	1.0	849	$1,175	$1.38	24d	1	1.11mi
2416 Barton Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,150	$1.15	44d	1	1.13mi
2400 Barton Ave Richmond, VA	2.0	1.0	813	$1,245	$1.53	4d	2	1.18mi
3811 Larry St Richmond, VA	3.0	1.0	840	$1,695	$2.02	24d	1	1.19mi
3811 Larry St Richmond, VA	3.0	1.0	840	$1,695	$2.02	20d	1	1.19mi
2806 Hawthorne Ave Unit 1 Richmond, VA	2.0	1.0	1144	$1,400	$1.22	44d	1	1.21mi
3810 Chamberlayne Ave Unit G Richmond, VA	2.0	1.0	750	$1,095	$1.46	17d	1	1.22mi
3810 Chamberlayne Ave Unit B Richmond, VA	2.0	1.0	850	$1,095	$1.29	44d	1	1.22mi
4008 Wilmont Dr Richmond, VA	3.0	1.0	1040	$2,095	$2.01	24d	1	1.25mi
3200 Brook Rd Richmond, VA	1.0–2.0	1.0–2.5	968	$2,633	$2.72	2d	20	1.32mi
2000 Lamb Ave Apt C Richmond, VA	2.0	1.0	750	$1,295	$1.73	44d	1	1.45mi
1910 North Ave Richmond, VA	3.0	1.0	1010	$1,595	$1.58	10d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $158,000 Active 245 DOM
2. 2026-06-17
   days on market $158,000 Active 244 DOM
3. 2026-06-16
   days on market $158,000 Active 243 DOM
4. 2026-06-15
   days on market $158,000 Active 242 DOM
5. 2026-06-13
   pricedays on market $158,000 Active 240 DOM
6. 2026-06-10
   days on market $174,700 Active 237 DOM
7. 2026-06-09
   days on market $174,700 Active 236 DOM
8. 2026-06-08
   days on market $174,700 Active 235 DOM
9. 2026-06-07
   days on market $174,700 Active 234 DOM
10. 2026-06-03
    days on market $174,700 Active 230 DOM
11. 2026-06-02
    days on market $174,700 Active 229 DOM
12. 2026-06-01
    days on market $174,700 Active 228 DOM
13. 2026-05-31
    days on market $174,700 Active 227 DOM
14. 2026-01-26
    price $174,700 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

15. 2026-01-08
    price $179,700 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 2025-12-22
    price $184,700 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

17. 2025-12-04
    price $191,100 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

18. 2025-11-19
    price $199,400 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2025-11-03
    price $209,000 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

20. 2025-10-16
    listed $222,600 Active 460-char remark

    Show marketing remark (460 chars)

    Listing is subject to auction, list price based upon appraisal. Seller will not accept an offer to purchase prior to the scheduled auction. NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

21. 1997-02-26
    soldstatus $62,000

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,702
• − Mortgage interest: −$8,850
• − Property taxes: −$1,536
• − Insurance: −$790
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$4,596
• Taxable income: $1,617
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,698/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: Richmond City · 178,280 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 26,322
• Household income: $61,345
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1325.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 21% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -288.72%
• Current HPI: 428.4029
• Rent YoY: ▲ 7.43%
• 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

+181.8% since first listed

8 events — show timeline

• 2026-01-26 Price Changed $174,700 CVRMLS
• 2026-01-08 Price Changed $179,700 CVRMLS
• 2025-12-22 Price Changed $184,700 CVRMLS
• 2025-12-04 Price Changed $191,100 CVRMLS
• 2025-11-19 Price Changed $199,400 CVRMLS
• 2025-11-03 Price Changed $209,000 CVRMLS
• 2025-10-16 Listed $222,600 CVRMLS
• 1997-02-26 Sold (Public Records) $62,000 Public Records

Property tax history

+4.3%/yr

Latest (2022): $1,536 · +37.6% YoY. Source: county tax records.