4610 Stockholm Dr · Sandston, VA 23150

$299,000

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 8 Days on market

Built 1978 0.55 ac lot $238/sqft · at area comps Est $310k · at est.

---

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 +12.0/30.0
• ARV discount +9.1/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable ranch home with three bedrooms and two full baths on large lot is ready for you to make it your own. New refrigerator, range hood, hotwater heater, HVAC, roof in last five years. Open floor plan to living area and kitchen. Oversized laundry/pantry offers convenience. Plenty of storage in the home including a pull down attic. Hardwood floors throughout, bedrooms currently carpeted. Although no known defects home is being sold "as is", seller will make no repairs seller will complete well and septic inspections. Septic was pumped 4/26.

Key facts

• 0.55 acre lot
• Parking
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-73 ($-871/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (26.0% below list).
• Recommended offer: $221k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; list at $299k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $221,273 (26.0% 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 1978 — 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. 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: 0.74% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $309,762
• List price: $299,000
• Delta: -3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 Stockholm Dr	0.00mi	3/2.0	1,256 (0%)	0mo	$309,000	$246	98
4611 Monaco Dr	0.03mi	3/1.5	1,225 (-2%)	10mo	$305,000	$249	86
4708 Gaardahl Dr	0.24mi	3/2.0	1,280 (+2%)	3mo	$320,000	$250	81
602 Turka Dr	0.31mi	3/1.5	1,232 (-2%)	3mo	$295,000	$239	80
4614 Stockholm Dr	0.06mi	3/2.0	1,215 (-3%)	24mo	$299,000	$246	70
4714 Monaco Dr	0.33mi	3/2.0	1,152 (-8%)	2mo	$144,000	$125	67
4811 Monaco Dr	0.53mi	3/2.0	1,368 (+9%)	1mo	$364,500	$266	58
600 Reese Dr	0.18mi	3/1.5	1,392 (+11%)	23mo	$310,000	$223	55
6111 Elko Rd	0.52mi	3/2.0	1,357 (+8%)	11mo	$230,000	$169	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-53,189
• Equity at exit: $44,582

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-52,743
• Equity at exit: $25,852

Cash invested: $83,720 (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 23150

• Home prices YoY: -32.5%
• Active inventory: 107
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-73

Break-even live

Break-even rent $2,305

Max offer price $286,185

Occupancy floor 98%

Sensitivity live

Price	-10% $97	-5% $12	+0% $-73	+5% $-157	+10% $-242
Rent	-10% $-247	-5% $-160	+0% $-73	+5% $15	+10% $102
Rate	-1.0pp $78	-0.5pp $4	base $-73	+0.5pp $-150	+1.0pp $-229

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Senior Ln Sandston, VA	3.0	2.0	1608	$2,500	$1.55	11d	1	1.17mi

Listing history 5 events

1. 2026-05-11
   listed $299,000 Active 563-char remark

   Show marketing remark (563 chars)

   This adorable ranch home with three bedrooms and two full baths on large lot is ready for you to make it your own. New refrigerator, range hood, hotwater heater, HVAC, roof in last five years. Open floor plan to living area and kitchen. Oversized laundry/pantry offers convenience. Plenty of storage in the home including a pull down attic. Hardwood floors throughout, bedrooms currently carpeted. Although no known defects home is being sold "as is", seller will make no repairs seller will complete well and septic inspections. Septic was pumped 4/26.

2. 2026-05-07
   price $299,000 563-char remark

   Show marketing remark (563 chars)

   This adorable ranch home with three bedrooms and two full baths on large lot is ready for you to make it your own. New refrigerator, range hood, hotwater heater, HVAC, roof in last five years. Open floor plan to living area and kitchen. Oversized laundry/pantry offers convenience. Plenty of storage in the home including a pull down attic. Hardwood floors throughout, bedrooms currently carpeted. Although no known defects home is being sold "as is", seller will make no repairs seller will complete well and septic inspections. Septic was pumped 4/26.

3. 2026-04-20
   historical $305,000 563-char remark

   Show marketing remark (563 chars)

   This adorable ranch home with three bedrooms and two full baths on large lot is ready for you to make it your own. New refrigerator, range hood, hotwater heater, HVAC, roof in last five years. Open floor plan to living area and kitchen. Oversized laundry/pantry offers convenience. Plenty of storage in the home including a pull down attic. Hardwood floors throughout, bedrooms currently carpeted. Although no known defects home is being sold "as is", seller will make no repairs seller will complete well and septic inspections. Septic was pumped 4/26.

4. 1998-10-01
   soldstatus $93,000
5. 1983-04-01
   soldstatus $53,500

ⓘ 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: $2,452 · $204/mo
• Expected delta: +$915/yr (+$76/mo · 59.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $26,553
• − Mortgage interest: −$16,749
• − Property taxes: −$1,536
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$8,698
• Taxable loss: −$6,174
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $611/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): 12,544
• Household income: $79,050
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 311.0

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 White (64%)
• Race & ethnicity: White 64% Black 25% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -142.68%
• Current HPI: 296.353
• Rent YoY: —
• 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

+458.9% since first listed

5 events — show timeline

• 2026-05-11 Listed $299,000 CVRMLS
• 2026-05-07 Price Changed $299,000 CVRMLS
• 2026-04-20 Coming Soon $305,000 CVRMLS
• 1998-10-01 Sold (Public Records) $93,000 Public Records
• 1983-04-01 Sold (Public Records) $53,500 Public Records

Property tax history

+3.5%/yr

Latest (2021): $1,536 · +8.3% YoY. Source: county tax records.