536 St Mark St · Petersburg, VA 23803

$215,000

3 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 53 Days on market

Built 1923 $106/sqft · 8% below area Est $233k · 8% under

---

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 +17.1/30.0
• ARV discount +11.0/15.0
• Appreciation +5.7/10.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• 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

Come see this three bedroom, two full bathroom home that has bonus room, living room and dining room. Kitchen has updated cabinets and countertops and new appliances. This beautiful home has 2024 sq. ft. of living space with new windows, electrical panel box and HVAC. The property is currently being rented so please allow minimum 24 hours to show property. HOME SOLD AS IS CONDITION

Key facts

• Updated flooring
• Updated fixtures
• Built 1923

Tags

• UPDATED FLOORING
• UPDATED FIXTURES
• CLOSE TO WILCOX LAKE PARK

Property features AI

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Ownership: Fee simple
• Construction: Combination construction materials; Block foundation; Above-grade structures
• Exterior features: No basement; Tidal water: none

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $150 ($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 $194k (9.7% below list).
• Recommended offer: $194k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 290 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k 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 $60k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $88k; list at $215k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% 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 $194,117 (9.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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 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?
5. 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?
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: 0.90% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $233,218
• List price: $215,000
• Delta: -7.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Halifax St	0.19mi	4/3.5 (+1)	2,000 (-1%)	4mo	$325,000	$163	75
524 Virginia Ave	0.08mi	4/3.5 (+1)	2,100 (+4%)	7mo	$301,000	$143	73
1001 Saint James St	0.06mi	4/3.5 (+1)	1,840 (-9%)	1mo	$297,000	$161	70
731 Harding St	0.34mi	4/3.5 (+1)	2,000 (-1%)	3mo	$315,000	$158	69
403 St Matthew St	0.21mi	4/3.5 (+1)	2,116 (+4%)	6mo	$314,999	$149	66
710 Harding St	0.34mi	4/3.5 (+1)	2,000 (-1%)	6mo	$314,900	$157	66
409 Mistletoe St	0.31mi	4/3.5 (+1)	1,960 (-3%)	4mo	$290,000	$148	66
746 St John St	0.27mi	3/2.5	1,824 (-10%)	6mo	$290,000	$159	64
1120 Halifax St	0.20mi	4/2.0 (+1)	1,785 (-12%)	6mo	$265,000	$148	61
913 Diamond St	0.37mi	4/3.0 (+1)	1,860 (-8%)	2mo	$309,999	$167	59
307 Mistletoe St	0.37mi	4/3.5 (+1)	1,860 (-8%)	4mo	$285,000	$153	55
510 Byrne St	0.51mi	4/2.5 (+1)	2,296 (+13%)	3mo	$275,000	$120	45

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: 7.5%
• Equity multiple: 1.40×
• Total profit: $24,134
• Equity at exit: $78,462

10-year hold

• IRR: 12.9%
• Equity multiple: 2.74×
• Total profit: $104,850
• Equity at exit: $108,304

Cash invested: $60,200 (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: 290
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $150

Break-even live

Break-even rent $1,751

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $272	-5% $211	+0% $150	+5% $90	+10% $29
Rent	-10% $-3	-5% $74	+0% $150	+5% $227	+10% $304
Rate	-1.0pp $259	-0.5pp $205	base $150	+0.5pp $95	+1.0pp $38

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 S Jefferson St Petersburg, VA	3.0	2.0	2400	$1,957	$0.82	3d	1	0.75mi
1137 Willcox St Petersburg, VA	4.0	3.0	1872	$2,600	$1.39	44d	1	0.84mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	44d	1	0.85mi
1806 Powhatan Ave Petersburg, VA	4.0	2.0	1878	$2,495	$1.33	3d	1	0.93mi
531 N Azalea Rd Petersburg, VA	3.0	2.0	1600	$1,595	$1.00	24d	1	1.11mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	44d	1	1.16mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	24d	1	1.16mi
335 Claremont St Petersburg, VA	4.0	2.0	2157	$2,500	$1.16	12d	1	1.19mi
462 Reservoir Hts Petersburg, VA	4.0	2.0	1640	$1,895	$1.16	24d	1	1.27mi
2549 Bogese Dr Petersburg, VA	3.0	2.0	2500	$2,300	$0.92	44d	1	1.34mi
1740 Randolph Ave Petersburg, VA	4.0	2.0	1400	$2,000	$1.43	11d	1	1.46mi

Listing history 40 events

1. 2026-06-18
   days on market $215,000 Active 53 DOM
2. 2026-06-17
   days on market $215,000 Active 52 DOM
3. 2026-06-16
   days on market $215,000 Active 51 DOM
4. 2026-06-15
   days on market $215,000 Active 50 DOM
5. 2026-06-13
   days on market $215,000 Active 48 DOM
6. 2026-06-10
   days on market $215,000 Active 45 DOM
7. 2026-06-09
   days on market $215,000 Active 44 DOM
8. 2026-06-08
   days on market $215,000 Active 43 DOM
9. 2026-06-07
   days on market $215,000 Active 42 DOM
10. 2026-06-05
    days on market $215,000 Active 39 DOM
11. 2026-06-03
    days on market $215,000 Active 38 DOM
12. 2026-06-02
    days on market $215,000 Active 37 DOM
13. 2026-06-01
    days on market $215,000 Active 36 DOM
14. 2026-05-31
    days on market $215,000 Active 35 DOM
15. 2026-04-26
    listed $220,000 Active 213-char remark
16. 2026-04-26
    historical $220,000 213-char remark
17. 2021-07-20
    soldstatus $87,500
18. 2021-07-19
    soldstatus $87,500 Closed 384-char remark

    Show marketing remark (384 chars)

    Come see this three bedroom, two full bathroom home that has bonus room, living room and dining room. Kitchen has updated cabinets and countertops and new appliances. This beautiful home has 2024 sq. ft. of living space with new windows, electrical panel box and HVAC. The property is currently being rented so please allow minimum 24 hours to show property. HOME SOLD AS IS CONDITION

19. 2021-07-06
    status Pending 384-char remark

    Show marketing remark (384 chars)

    Come see this three bedroom, two full bathroom home that has bonus room, living room and dining room. Kitchen has updated cabinets and countertops and new appliances. This beautiful home has 2024 sq. ft. of living space with new windows, electrical panel box and HVAC. The property is currently being rented so please allow minimum 24 hours to show property. HOME SOLD AS IS CONDITION

20. 2021-06-05
    price $99,995 384-char remark

    Show marketing remark (384 chars)

    Come see this three bedroom, two full bathroom home that has bonus room, living room and dining room. Kitchen has updated cabinets and countertops and new appliances. This beautiful home has 2024 sq. ft. of living space with new windows, electrical panel box and HVAC. The property is currently being rented so please allow minimum 24 hours to show property. HOME SOLD AS IS CONDITION

21. 2021-04-29
    listed $115,000 Active 384-char remark

    Show marketing remark (384 chars)

    Come see this three bedroom, two full bathroom home that has bonus room, living room and dining room. Kitchen has updated cabinets and countertops and new appliances. This beautiful home has 2024 sq. ft. of living space with new windows, electrical panel box and HVAC. The property is currently being rented so please allow minimum 24 hours to show property. HOME SOLD AS IS CONDITION

22. 2019-09-23
    soldstatus $75,000
23. 2019-09-20
    soldstatus $65,222 Closed

    Show marketing remark (389 chars)

    Beautifully Renovated home with 2024 sq. ft. of living space. This home has three bedrooms, bonus room, two full bathrooms, living room, dining room, and kitchen. Renovations include new kitchen cabinets, countertops, new updated bathrooms, new carpet through home, new windows, electrical panel box, and New HVAC. Seller will provide $1,000.00 toward Appliances. HOME SOLD AS IS CONDITION

24. 2019-07-02
    status Pending

    Show marketing remark (389 chars)

    Beautifully Renovated home with 2024 sq. ft. of living space. This home has three bedrooms, bonus room, two full bathrooms, living room, dining room, and kitchen. Renovations include new kitchen cabinets, countertops, new updated bathrooms, new carpet through home, new windows, electrical panel box, and New HVAC. Seller will provide $1,000.00 toward Appliances. HOME SOLD AS IS CONDITION

25. 2019-05-03
    status Active

    Show marketing remark (389 chars)

    Beautifully Renovated home with 2024 sq. ft. of living space. This home has three bedrooms, bonus room, two full bathrooms, living room, dining room, and kitchen. Renovations include new kitchen cabinets, countertops, new updated bathrooms, new carpet through home, new windows, electrical panel box, and New HVAC. Seller will provide $1,000.00 toward Appliances. HOME SOLD AS IS CONDITION

26. 2019-03-21
    historical

    Show marketing remark (389 chars)

    Beautifully Renovated home with 2024 sq. ft. of living space. This home has three bedrooms, bonus room, two full bathrooms, living room, dining room, and kitchen. Renovations include new kitchen cabinets, countertops, new updated bathrooms, new carpet through home, new windows, electrical panel box, and New HVAC. Seller will provide $1,000.00 toward Appliances. HOME SOLD AS IS CONDITION

27. 2018-11-13
    listed $75,000 Active

    Show marketing remark (389 chars)

    Beautifully Renovated home with 2024 sq. ft. of living space. This home has three bedrooms, bonus room, two full bathrooms, living room, dining room, and kitchen. Renovations include new kitchen cabinets, countertops, new updated bathrooms, new carpet through home, new windows, electrical panel box, and New HVAC. Seller will provide $1,000.00 toward Appliances. HOME SOLD AS IS CONDITION

28. 2018-06-18
    status Pending
29. 2018-05-29
    price $15,900
30. 2018-05-06
    price $19,500
31. 2018-04-15
    price $25,900
32. 2018-03-26
    price $32,000
33. 2018-03-03
    price $39,900
34. 2018-01-29
    listed $45,900 Active
35. 2007-10-10
    soldstatus $125,000
36. 2007-07-30
    soldstatus $50,000
37. 2007-07-30
    soldstatus $50,000
38. 2007-06-21
    listed $53,900
39. 2007-06-21
    listed $53,900
40. 1996-06-26
    soldstatus $55,000

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $23,294
• − Mortgage interest: −$12,043
• − Property taxes: −$1,993
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,255
• Taxable loss: −$1,799
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $2,237/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

+290.9% since first listed

27 events — show timeline

• 2026-05-29 Price Changed $215,000 BRIGHT MLS
• 2026-04-26 Listed $220,000 BRIGHT MLS
• 2026-04-26 Coming Soon $220,000 BRIGHT MLS
• 2021-07-20 Sold (Public Records) $87,500 Public Records
• 2021-07-19 Sold (MLS) $87,500 CVRMLS
• 2021-07-06 Pending — CVRMLS
• 2021-06-05 Price Changed $99,995 CVRMLS
• 2021-04-29 Listed $115,000 CVRMLS
• 2019-09-23 Sold (Public Records) $75,000 Public Records
• 2019-09-20 Sold (MLS) $65,222 CVRMLS
• 2019-07-02 Pending — CVRMLS
• 2019-05-03 Relisted — CVRMLS
• 2019-03-21 Listing Removed — CVRMLS
• 2018-11-13 Listed $75,000 CVRMLS
• 2018-06-18 Pending — CVRMLS
• 2018-05-29 Price Changed $15,900 CVRMLS
• 2018-05-06 Price Changed $19,500 CVRMLS
• 2018-04-15 Price Changed $25,900 CVRMLS
• 2018-03-26 Price Changed $32,000 CVRMLS
• 2018-03-03 Price Changed $39,900 CVRMLS
• 2018-01-29 Listed $45,900 CVRMLS
• 2007-10-10 Sold (Public Records) $125,000 Public Records
• 2007-07-30 Sold (MLS) $50,000 CVRMLS
• 2007-07-30 Sold (MLS) $50,000 CVRMLS
• 2007-06-21 Listed $53,900 CVRMLS
• 2007-06-21 Listed $53,900 CVRMLS
• 1996-06-26 Sold (Public Records) $55,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,993 · +70.7% YoY. Source: county tax records.