1959 Mcdonald Rd · East Highland Park, VA 23222

$190,000

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 3 Days on market

Built 1951 0.31 ac lot Est $266k · 29% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely beautiful cape that has been well kept. House has been freshly painted with original oak flooring. New Carrier oil furnace installed in November 2011. New vinyl windows throughout the house. Beautiful white brick fireplace. Fireplace flue updated to accommodate the new oil furnace. Washer, dryer and refrigerator conveys with the house. Garage has been converted to a great workshop. Great location. Close to interstates and downtown Richmond. This house is immaculate!!!

Key facts

• 0.31 acre lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story design; Resale property
• Construction: Built with frame construction and vinyl siding; Asbestos present in construction materials; Composition shingle roof
• Exterior features: Deck; Back yard fencing with chain link (fenced); Level lot

Interior

• Kitchen: Large kitchen with wood cabinets
• Bedrooms: Main-level bedroom; Second-floor bedroom with carpet (approx. 17.7 x 14.11); Second-floor bedroom with carpet (approx. 12.11 x 14.11); First-floor bedroom with hardwood floors (approx. 9.7 x 12.0)
• Flooring: Hardwood floors in multiple rooms; Tile floors in the Florida room; Carpet in bedrooms and office
• Bathrooms: One full bathroom with tub & shower (first floor)
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Bedroom on main level; Crawl space basement; Decorative fireplace
• Laundry & utility: Large/spacious laundry room (first floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.8% vs local median 4.2% in East Highland Park — 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 72/100 on livability (#197 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities D-.
• 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 fast (+7.4%/yr); 179 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• This rent runs 44% 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 $6k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $105k; list at $190k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $190,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $265,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 S Battery Dr	0.14mi	3/1.0 (-1)	1,148 (-9%)	2mo	$300,000	$261	72
3718 Hargrove Ave	0.37mi	4/1.0	1,356 (+8%)	6mo	$260,000	$192	65
3601 Pemberton Ave	0.53mi	3/1.0 (-1)	1,224 (-3%)	3mo	$185,000	$151	63
3605 Pemberton Ave	0.51mi	3/1.0 (-1)	1,314 (+4%)	5mo	$150,000	$114	60
4322 Austin Ave	0.35mi	3/1.0 (-1)	1,120 (-11%)	3mo	$260,000	$232	57
2104 Byron St	0.59mi	4/2.0	1,314 (+4%)	6mo	$277,900	$211	56
3702 Pemberton Ave	0.46mi	4/2.0	1,356 (+8%)	9mo	$265,000	$195	55
3808 Martin Ave	0.42mi	3/1.5 (-1)	1,131 (-10%)	10mo	$290,000	$256	48
3825 Benton Ave	0.75mi	3/1.0 (-1)	1,301 (+3%)	10mo	$220,000	$169	46
2207 Byron St	0.62mi	3/2.0 (-1)	1,383 (+10%)	11mo	$222,259	$161	37
3817 Pinewood Gln	0.62mi	3/1.5 (-1)	1,080 (-14%)	9mo	$259,900	$241	33
3822 Vawter Ave	0.72mi	3/2.0 (-1)	1,398 (+11%)	9mo	$325,000	$232	32

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: 7.1%
• Equity multiple: 1.29×
• Total profit: $15,480
• Equity at exit: $28,330

10-year hold

• IRR: 19.9%
• Equity multiple: 3.01×
• Total profit: $106,744
• Equity at exit: $16,428

Cash invested: $53,200 (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 23222

• Rents YoY: 7.4%
• Active inventory: 179
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$996
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $562

Break-even live

Break-even rent $1,547

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $669	-5% $615	+0% $562	+5% $508	+10% $454
Rent	-10% $383	-5% $472	+0% $562	+5% $651	+10% $740
Rate	-1.0pp $657	-0.5pp $610	base $562	+0.5pp $512	+1.0pp $462

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4184 Park Trail Dr Richmond, VA	3.0	2.5	1606	$2,525	$1.57	4d	1	0.18mi
4019 Grand Reserve Ln Richmond, VA	3.0	2.5	1606	$3,000	$1.87	24d	1	0.21mi
4100 Concord Creek Pl Richmond, VA	1.0–3.0	1.0–2.0	912	$2,395	$2.62	2d	30	0.27mi
4008 Wilmont Dr Richmond, VA	3.0	1.0	1040	$2,095	$2.01	24d	1	0.36mi
3607 Harris Ave Richmond, VA	3.0	1.0	992	$1,750	$1.76	24d	1	0.68mi
3615 Ammons Ave Richmond, VA	3.0	1.0	1200	$1,595	$1.33	15d	1	0.73mi
1519 Byron St Richmond, VA	3.0	1.5	1384	$1,700	$1.23	4d	1	0.74mi
3317 Waverly Blvd Unit B Richmond, VA	3.0	2.0	1500	$1,875	$1.25	18d	1	0.99mi
3511 1st Ave Richmond, VA	4.0	1.5	1600	$2,050	$1.28	24d	1	1.00mi
3462 Howard Rd Richmond, VA	1.0–3.0	1.0	695	$1,550	$2.23	3d	14	1.03mi
3411 Oxnard Rd Richmond, VA	3.0	1.0	1083	$1,795	$1.66	18d	1	1.03mi
3101 Divine Dr Richmond, VA	3.0	2.5	1525	$2,700	$1.77	4d	1	1.08mi
3425 Carolina Ave Unit B Richmond, VA	3.0	1.0	1300	$1,400	$1.08	24d	1	1.11mi
3425 Carolina Ave Unit A Richmond, VA	3.0	1.0	1300	$1,400	$1.08	44d	1	1.12mi
3909 Patrick Ave Richmond, VA	3.0	1.5	1200	$2,650	$2.21	44d	1	1.15mi
3615 Missouri Ave Richmond, VA	3.0	2.0	1758	$2,150	$1.22	44d	1	1.17mi
3202 1st Ave Richmond, VA	3.0	2.5	1440	$2,062	$1.43	22d	1	1.29mi
3103 Dill Ave Richmond, VA	3.0	1.5	1380	$2,050	$1.49	24d	1	1.32mi
3211 Maryland Ave Richmond, VA	4.0	1.5	1344	$1,871	$1.39	44d	1	1.35mi
3217 Hunters Mill Dr Richmond, VA	3.0	1.5	1178	$1,975	$1.68	44d	1	1.36mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	24d	1	1.37mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	20d	1	1.37mi
3221 Hunters Mill Dr Richmond, VA	3.0	2.0	1254	$1,750	$1.40	4d	1	1.37mi
3017 Dill Ave Richmond, VA	4.0	2.0	1578	$1,895	$1.20	4d	1	1.38mi
3324 Meadowbridge Rd Richmond, VA	4.0	2.5	1667	$2,175	$1.30	18d	1	1.39mi
622 Pollock St Richmond, VA	3.0	1.5	1122	$2,300	$2.05	24d	1	1.43mi

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $190,000 Active
3. 2026-05-11
   historical $190,000
4. 2014-08-15
   soldstatus $105,000
5. 2014-08-14
   soldstatus $105,000 484-char remark

   Show marketing remark (484 chars)

   Absolutely beautiful cape that has been well kept. House has been freshly painted with original oak flooring. New Carrier oil furnace installed in November 2011. New vinyl windows throughout the house. Beautiful white brick fireplace. Fireplace flue updated to accommodate the new oil furnace. Washer, dryer and refrigerator conveys with the house. Garage has been converted to a great workshop. Great location. Close to interstates and downtown Richmond. This house is immaculate!!!

6. 2014-06-13
   historical 484-char remark

   Show marketing remark (484 chars)

   Absolutely beautiful cape that has been well kept. House has been freshly painted with original oak flooring. New Carrier oil furnace installed in November 2011. New vinyl windows throughout the house. Beautiful white brick fireplace. Fireplace flue updated to accommodate the new oil furnace. Washer, dryer and refrigerator conveys with the house. Garage has been converted to a great workshop. Great location. Close to interstates and downtown Richmond. This house is immaculate!!!

7. 2014-04-25
   listed $110,000 484-char remark

   Show marketing remark (484 chars)

   Absolutely beautiful cape that has been well kept. House has been freshly painted with original oak flooring. New Carrier oil furnace installed in November 2011. New vinyl windows throughout the house. Beautiful white brick fireplace. Fireplace flue updated to accommodate the new oil furnace. Washer, dryer and refrigerator conveys with the house. Garage has been converted to a great workshop. Great location. Close to interstates and downtown Richmond. This house is immaculate!!!

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 1/10 Low
• 🌡 Heat 7/10 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: $27,100
• − Mortgage interest: −$10,643
• − Property taxes: −$1,762
• − Insurance: −$950
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$5,527
• Taxable income: $3,882
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $5,809/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 — East Highland Park

• Score: 72/100
• State rank: #197
• US rank: #6099

Category grades

Amenities D- Commute F Cost of living A+ Crime C Employment C- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Highland Park, VA
• County: Richmond City · 178,280 people
• 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 (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: 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 · 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: ▼ -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

+72.7% since first listed

7 events — show timeline

• 2026-05-15 Pending — CVRMLS
• 2026-05-12 Listed $190,000 CVRMLS
• 2026-05-11 Coming Soon $190,000 CVRMLS
• 2014-08-15 Sold (Public Records) $105,000 Public Records
• 2014-08-14 Sold (MLS) $105,000 CVRMLS
• 2014-06-13 Listing Removed — CVRMLS
• 2014-04-25 Listed $110,000 CVRMLS

Property tax history

+4.8%/yr

Latest (2025): $1,762 · +6.9% YoY. Source: county tax records.