4001 Lakeview Rd · Petersburg, VA 23803

$325,000

3 bd · 2.5 ba · 1,698 sqft · SingleFamily public records · 3 Days on market

Built 1996 0.80 ac lot $191/sqft · 6% below area Est $345k · 6% under

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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).

• ARV discount +10.1/15.0
• Cash flow +6.6/30.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.9/10.0

Listing remarks

Step into a home that feels like a true retreat from the moment you arrive. Surrounded by the quiet whisper of mature trees on a spacious lot, this property offers a rare sense of privacy and breathing room while keeping you anchored to everything you need. The paved driveway and detached garage add a sense of ease to your daily rhythm, setting the tone for a lifestyle that is both intentional and serene. Inside, natural light dances across the original hardwood floors, creating a warm, golden glow that instantly feels like home. The heart of the house balances timeless charm with modern peace of mind. The eat-in kitchen, featuring its original shaker cabinetry, stands as a beautiful canvas

Key facts

• 0.8 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway parking (paved)
• Security: Security system
• Utilities: Well water; Septic tank
• Home design: Two-story home; Frame construction with vinyl siding; Composition roof; Above-grade living area present; Property resale condition
• Construction: Built (year reported as actual); Frame construction; Vinyl siding; Composition roof
• Exterior features: Deck; Storage shed; Paved driveway; Fenced yard (full); Landscaped, level lot

Interior

• Kitchen: Refrigerator; Stove; Dishwasher; Disposal; Pantry; Eat-in layout
• Bedrooms: Bedroom 2 on second floor; Bedroom 3 on second floor; Additional bedrooms located on second floor
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms; One half bathroom; Second-floor full bath with tub and shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; High-speed internet; Laminate countertops; Primary bedroom with bath; Pantry; Cable TV; Wired for data; Walk-in closets; Fireplace (gas)
• Laundry & utility: Washer; Dryer; Electric water heater; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-533 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (39.9% below list).
• Recommended offer: $195k (39.9% below list) — sets the bar for 1% rule.

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.
• Chesterfield County Public School District (suburban): math 52% / reading 64% proficiency, ranked #57 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.9%/yr); 295 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,307 units permitted in Chesterfield County in 2024 (462 in 5+ unit buildings).
• This rent runs 41% 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 $7k of equity ($2k loan paydown + $5k appreciation (1.4% local appreciation)).
• Chesterfield County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,306 (39.9% 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. 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. 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?
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: 0.60% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 13.9

CMA / ARV

• ARV (median comp): $345,276
• List price: $325,000
• Delta: -5.87%
• 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
4001 Lakeview Rd	0.00mi	3/2.5	1,698 (0%)	1mo	$355,000	$209	99
18531 Twisted Oak Ter	0.12mi	3/2.5	1,778 (+5%)	5mo	$307,000	$173	82
18515 Rollingside Dr	0.19mi	3/2.5	1,902 (+12%)	3mo	$355,000	$187	69
4307 Twisted Oak Dr	0.35mi	3/2.5	1,530 (-10%)	2mo	$338,000	$221	66
4107 Fallen Pine Ct	0.39mi	4/2.5 (+1)	1,728 (+2%)	16mo	$339,000	$196	61
902 Lakeview Ave	0.39mi	4/2.0 (+1)	1,669 (-2%)	13mo	$305,000	$183	61
116 Homestead Dr	0.75mi	3/1.5	1,686 (-1%)	1mo	$310,000	$184	60
116 Verbov Ave	0.55mi	3/2.0	1,653 (-3%)	12mo	$258,000	$156	58
3536 Betz Ct	0.75mi	3/2.0	1,601 (-6%)	1mo	$345,000	$215	53
4107 Forest Vine Pl	0.38mi	3/2.5	1,456 (-14%)	10mo	$342,700	$235	50
110 Lakeside Dr	0.58mi	3/2.5	1,866 (+10%)	11mo	$350,000	$188	47
18802 Pine Grove Ave	0.62mi	3/2.0	1,584 (-7%)	18mo	$309,500	$195	42

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: -3.1%
• Equity multiple: 0.84×
• Total profit: $-14,899
• Equity at exit: $118,605

10-year hold

• IRR: 3.1%
• Equity multiple: 1.42×
• Total profit: $38,520
• Equity at exit: $163,715

Cash invested: $91,000 (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: 13.9×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-533

Break-even live

Break-even rent $2,628

Max offer price $230,860

Occupancy floor —

Sensitivity live

Price	-10% $-349	-5% $-441	+0% $-533	+5% $-625	+10% $-717
Rent	-10% $-687	-5% $-610	+0% $-533	+5% $-456	+10% $-379
Rate	-1.0pp $-369	-0.5pp $-450	base $-533	+0.5pp $-617	+1.0pp $-703

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4019 Frye Ter South Chesterfield, VA	3.0	2.5	1816	$2,300	$1.27	15d	1	0.22mi
925 Lakeview Ave Unit C Colonial Heights, VA	2.0	1.5	1080	$1,495	$1.38	45d	1	0.29mi
919 Lakeview Ave Apt Q Colonial Heights, VA	2.0	1.5	1250	$1,895	$1.52	11d	1	0.33mi
4307 Twisted Oak Dr South Chesterfield, VA	3.0	2.5	1530	$2,500	$1.63	3d	1	0.33mi
100 Lakeview Park Rd #141 Colonial Heights, VA	1.0–3.0	1.0–1.5	870	$1,825	$2.10	3d	1	0.42mi
103 Sadler Ave Colonial Heights, VA	3.0	1.0	1230	$1,800	$1.46	13d	1	0.46mi
104 Brijidan Ln Colonial Heights, VA	3.0	2.0	1355	$2,241	$1.65	11d	1	0.70mi

Listing history 7 events

1. 2026-05-08
   status Pending 1884-char remark
2. 2026-05-06
   listed $325,000 Active 1884-char remark
3. 2026-04-30
   historical $325,000 1884-char remark
4. 2004-09-08
   soldstatus $180,000
5. 2004-09-08
   soldstatus $180,000
6. 1996-08-26
   soldstatus $105,750
7. 1988-05-06
   soldstatus $15,960

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $23,437
• − Mortgage interest: −$18,205
• − Property taxes: −$2,833
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$9,455
• Taxable loss: −$12,431
• Est. tax savings @ 24.0%: +$2,983
• After-tax cash flow: $-3,412/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: Chesterfield County Public School District
• NCES district ID: 5100840
• Math proficiency: 52% ▼ -30.00%
• Reading proficiency: 64% ▼ -15.00%
• Median HH income: $72,821
• Composite: 51.56/100
• National rank: #1712
• State rank: #57 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

• 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 (Chesterfield County) Hauer SSP2

• Today (2025): 377,190 people
• By 2030: 395,710 · +4.9%
• By 2040: 427,694 · +13.4%
• By 2050: 452,706 · +20.0%
• By 2075: 505,533 · +34.0%
• By 2100: 521,282 · +38.2%

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 · Chesterfield

• 2024 margin: Lean D (+9.0) · D 53.8% · R 44.8% · Other 1.4%
• 2008→2024 swing: +16.4pp toward D · 2008: -7.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+6.7 2016: R+2.2 2012: R+7.1 2008: R+7.5

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

+2124.3% since first listed

9 events — show timeline

• 2026-05-28 Sold (Public Records) $355,000 Public Records
• 2026-05-28 Sold (MLS) $355,000 CVRMLS
• 2026-05-08 Pending — CVRMLS
• 2026-05-06 Listed $325,000 CVRMLS
• 2026-04-30 Coming Soon $325,000 CVRMLS
• 2004-09-08 Sold (Public Records) $180,000 Public Records
• 2004-09-08 Sold (Public Records) $180,000 Public Records
• 1996-08-26 Sold (Public Records) $105,750 Public Records
• 1988-05-06 Sold (Public Records) $15,960 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,833 · +4.5% YoY. Source: county tax records.