80 Henrico St · Petersburg, VA 23803

$144,800

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 38 Days on market

Built 1955 7,801 sqft lot $177/sqft · at area comps Est $150k · at est.

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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 +20.6/30.0
• ARV discount +9.0/15.0
• DSCR +6.5/10.0
• Appreciation +5.7/10.0
• 1% rule +4.6/10.0
• 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

Calling all investors. This property is full of potential. This is an ideal buy and hold rental property or a great fix and flip. Conveniently located minutes from Fort Lee 95 and 295 this 3 bedrooms 1 bath is primed for every type of investor.

Key facts

• Income producing
• Additional storage
• 7,801 sq ft lot

Tags

• OPEN FRONT AND BACK YARD
• ADDITIONAL STORAGE
• PAVED DRIVEWAY PARKING
• EASY ACCESS TO PRINCE GEORGE
• INCOME PRODUCING

Property features AI

Finance

• Financial info: Assessed value reported; Annual property tax reported

Exterior

• Parking: Driveway parking; Paved parking; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Single-story home; R-2 zoning
• Construction: Aluminum, vinyl and wood siding; Shingle (composition) roof; Built as existing (actual year built reported)
• Exterior features: Paved driveway; Level lot; Lot dimensions approximately 83 x 94

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom with tub and shower (located on the first floor)
• Heating & cooling: Electric heating; Wall furnace
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $193 ($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 $139k (4.3% below list).
• Recommended offer: $139k (4.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Lakemont Elementary (math 17% / reading 32%, grade F, #1,051 of 1,108 statewide, top 96%, 349 students, 103% FRL); Vernon Johns Middle (math 21% / reading 47%, grade F, #330 of 342 statewide, top 96%, 921 students, 99% FRL); Petersburg High (math 43% / reading 62%, grade C-, #293 of 319 statewide, top 92%, 1,080 students, 97% FRL) — zoned schools average 99% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 294 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3k of equity ($1k loan paydown + $2k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $60k; list at $145k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 42% 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 $138,608 (4.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $149,751
• List price: $144,800
• Delta: -3.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Henrico St	0.01mi	2/1.0 (-1)	816 (0%)	9mo	$135,000	$165	87
59 Monument Ave	0.17mi	2/1.0 (-1)	720 (-12%)	3mo	$174,950	$243	65
2035 Richmond Ave	0.16mi	2/1.0 (-1)	780 (-4%)	18mo	$123,000	$158	65
80 Slagle Ave	0.25mi	2/1.0 (-1)	720 (-12%)	1mo	$169,000	$235	63
101 Henrico St	0.04mi	3/1.0	930 (+14%)	14mo	$185,000	$199	63
101 Slagle Ave	0.23mi	2/1.0 (-1)	720 (-12%)	2mo	$160,000	$222	63
63 Culpeper Ave	0.27mi	2/1.0 (-1)	720 (-12%)	1mo	$110,000	$153	62
1102 7th St	0.73mi	3/1.0	864 (+6%)	5mo	$182,000	$211	52
2212 S Whitehill Dr	0.25mi	3/1.0	929 (+14%)	20mo	$145,000	$156	49
1111 Sussex St	0.71mi	3/1.5	912 (+12%)	6mo	$2,273,000	$2,492	40
1069 Old Wythe St	0.75mi	3/1.5	936 (+15%)	18mo	$190,000	$203	24

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: 10.4%
• Equity multiple: 1.55×
• Total profit: $22,332
• Equity at exit: $52,843

10-year hold

• IRR: 15.4%
• Equity multiple: 3.08×
• Total profit: $84,409
• Equity at exit: $72,941

Cash invested: $40,544 (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: 294
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$759
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $193

Break-even live

Break-even rent $1,141

Max offer price $144,800

Occupancy floor 81%

Sensitivity live

Price	-10% $275	-5% $234	+0% $193	+5% $152	+10% $111
Rent	-10% $84	-5% $139	+0% $193	+5% $248	+10% $303
Rate	-1.0pp $266	-0.5pp $230	base $193	+0.5pp $156	+1.0pp $118

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: $36,200
• Closing costs: $4,344
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Richmond Ave Petersburg, VA	2.0	1.0	728	$1,250	$1.72	25d	1	0.37mi
129 S Old Church St Petersburg, VA	3.0	1.0	640	$1,250	$1.95	25d	1	1.09mi
445 Roundtop Ave Petersburg, VA	2.0	1.0	750	$1,050	$1.40	3d	3	1.22mi
120 S Little Church St Petersburg, VA	2.0	2.5	600	$1,475	$2.46	25d	1	1.27mi
424 Roundtop Ave Petersburg, VA	3.0	1.0	988	$1,350	$1.37	45d	1	1.32mi

Listing history 26 events

1. 2026-06-21
   days on market $144,800 Active 38 DOM
2. 2026-06-18
   days on market $144,800 Active 35 DOM
3. 2026-06-17
   price $144,800 Active 34 DOM
4. 2026-06-17
   days on market $144,900 Active 34 DOM
5. 2026-06-16
   days on market $144,900 Active 33 DOM
6. 2026-06-15
   days on market $144,900 Active 32 DOM
7. 2026-06-13
   days on market $144,900 Active 30 DOM
8. 2026-06-10
   days on market $144,900 Active 27 DOM
9. 2026-06-09
   days on market $144,900 Active 26 DOM
10. 2026-06-08
    days on market $144,900 Active 25 DOM
11. 2026-06-07
    days on market $144,900 Active 24 DOM
12. 2026-06-05
    pricedays on market $144,900 Active 21 DOM
13. 2026-06-03
    days on market $145,900 Active 20 DOM
14. 2026-06-02
    days on market $145,900 Active 19 DOM
15. 2026-06-01
    days on market $145,900 Active 18 DOM
16. 2026-05-31
    days on market $145,900 Active 17 DOM
17. 2026-05-14
    listed $145,900 Active 785-char remark
18. 2021-10-20
    soldstatus $60,000
19. 2021-10-19
    soldstatus $52,750 Closed 245-char remark

    Show marketing remark (245 chars)

    Calling all investors. This property is full of potential. This is an ideal buy and hold rental property or a great fix and flip. Conveniently located minutes from Fort Lee 95 and 295 this 3 bedrooms 1 bath is primed for every type of investor.

20. 2021-09-21
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Calling all investors. This property is full of potential. This is an ideal buy and hold rental property or a great fix and flip. Conveniently located minutes from Fort Lee 95 and 295 this 3 bedrooms 1 bath is primed for every type of investor.

21. 2021-09-18
    listed $60,000 Active 245-char remark

    Show marketing remark (245 chars)

    Calling all investors. This property is full of potential. This is an ideal buy and hold rental property or a great fix and flip. Conveniently located minutes from Fort Lee 95 and 295 this 3 bedrooms 1 bath is primed for every type of investor.

22. 2006-04-20
    soldstatus $68,000
23. 2006-04-19
    soldstatus $68,000

    Show marketing remark (300 chars)

    Well maintained ranch syle home featuring 3 bedrooms, aluminum siding, new gas furnace, newer window unit, updated electrical system, new berber carpet, floored attic, attached storage, concrete driveway, fenced back yard, refrigerator, washer, dryer, and shed stay. This home has only had one owner.

24. 2006-04-19
    soldstatus $68,000

    Show marketing remark (300 chars)

    Well maintained ranch syle home featuring 3 bedrooms, aluminum siding, new gas furnace, newer window unit, updated electrical system, new berber carpet, floored attic, attached storage, concrete driveway, fenced back yard, refrigerator, washer, dryer, and shed stay. This home has only had one owner.

25. 2006-03-15
    listed $68,000

    Show marketing remark (300 chars)

    Well maintained ranch syle home featuring 3 bedrooms, aluminum siding, new gas furnace, newer window unit, updated electrical system, new berber carpet, floored attic, attached storage, concrete driveway, fenced back yard, refrigerator, washer, dryer, and shed stay. This home has only had one owner.

26. 2006-03-15
    listed $68,000

    Show marketing remark (300 chars)

    Well maintained ranch syle home featuring 3 bedrooms, aluminum siding, new gas furnace, newer window unit, updated electrical system, new berber carpet, floored attic, attached storage, concrete driveway, fenced back yard, refrigerator, washer, dryer, and shed stay. This home has only had one owner.

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$203/yr (+$17/mo · 20.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $16,633
• − Mortgage interest: −$8,111
• − Property taxes: −$984
• − Insurance: −$724
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,212
• Taxable loss: −$60
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,334/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

+112.9% since first listed

13 events — show timeline

• 2026-06-17 Price Changed $144,800 CVRMLS
• 2026-06-03 Price Changed $144,900 CVRMLS
• 2026-06-03 Price Changed $145,800 CVRMLS
• 2026-05-14 Listed $145,900 CVRMLS
• 2021-10-20 Sold (Public Records) $60,000 Public Records
• 2021-10-19 Sold (MLS) $52,750 CVRMLS
• 2021-09-21 Pending — CVRMLS
• 2021-09-18 Listed $60,000 CVRMLS
• 2006-04-20 Sold (Public Records) $68,000 Public Records
• 2006-04-19 Sold (MLS) $68,000 CVRMLS
• 2006-04-19 Sold (MLS) $68,000 CVRMLS
• 2006-03-15 Listed $68,000 CVRMLS
• 2006-03-15 Listed $68,000 CVRMLS

Property tax history

+3.4%/yr

Latest (2025): $984 · +51.4% YoY. Source: county tax records.