17110 Swift Bluff Ct · Colonial Heights, VA 23834

$115,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 11 Days on market

Built 1986 0.37 ac lot $89/sqft · 21% below area Est $146k · 21% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the excellent investor opportunity at 17110 Swift Bluff Ct S, South Chesterfield, VA 23834! Imagine transforming this charming 3-bedroom, 2-bath home in the Millside neighborhood into your next flip, investment, or making it your own. Sold as-is, and ready for your vision and updates. Step inside to a large open living area where you can relax and gather with friends and guests. The large primary suite awaits with an attached full bathroom, with a tub and shower. Two additional bedrooms offer space for guests, or a home office, and share a full hall bathroom. Outside, enjoy the large flat, park-like lot backing to woods for privacy and space. Fire up the grill on the large deck, pa

Key facts

• 0.37 acre lot
• Parking
• Built 1986

Property features AI

Exterior

• Parking: Carport; Off-street parking; Oversized parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Facing direction not specified
• Construction: Vinyl siding; Wood siding; Composition shingle roof; Built previously (year built: actual)
• Exterior features: Deck; Level topography; Located on a cul-de-sac

Interior

• Kitchen: Stove
• Bedrooms: Bedroom located on the main level
• Flooring: Partially carpeted; Vinyl
• Bathrooms: 2 full bathrooms; One bathroom with tub and shower
• Heating & cooling: Heat pump; Electric heating; Baseboard heating; Central air conditioning
• Interior features: Bedroom on main level; Paneling/wainscoting
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 13.9% vs local median 4.2% in Colonial Heights — 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 74/100 on livability (#146 in VA, #4,726 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, crime 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 (+7.5%/yr); 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,307 units permitted in Chesterfield County in 2024 (462 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chesterfield County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $115k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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?
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: 1.63% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.26%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (median comp): $146,403
• List price: $115,000
• Delta: -21.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Birch Ave	0.55mi	3/1.5	1,377 (+6%)	4mo	$250,000	$182	58
3498 East Ave	0.74mi	3/1.0	1,272 (-2%)	7mo	$263,000	$207	53
2001 Circlestone Ct	0.16mi	2/2.0 (-1)	1,128 (-13%)	17mo	$141,000	$125	52
3617 Spruce Ave	0.52mi	3/1.0	1,312 (+1%)	22mo	$265,500	$202	51
213 Moore Ave	0.70mi	3/1.0	1,208 (-7%)	11mo	$230,000	$190	43
3641 Ashby Ave	0.66mi	2/1.0 (-1)	1,386 (+7%)	11mo	$245,000	$177	40
16900 Lindberg Dr	0.61mi	3/1.0	1,102 (-15%)	5mo	$167,000	$152	38
2702 Amherst Ridge Loop	0.69mi	3/2.5	1,484 (+14%)	4mo	$338,000	$228	38
200 Moore Ave	0.71mi	4/2.0 (+1)	1,476 (+14%)	2mo	$275,000	$186	37
102 Hargrave Ave	0.68mi	2/2.0 (-1)	1,455 (+12%)	10mo	$278,000	$191	34
203 Moore Ave	0.73mi	3/1.5	1,184 (-9%)	22mo	$200,500	$169	31
112 Hargrave Ave	0.65mi	3/1.0	1,152 (-11%)	20mo	$227,000	$197	31

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 · 7.5% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.14×
• Total profit: $36,808
• Equity at exit: $17,147

10-year hold

• IRR: 36.3%
• Equity multiple: 5.10×
• Total profit: $131,918
• Equity at exit: $9,943

Cash invested: $32,200 (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 23834

• Rents YoY: 7.5%
• Active inventory: 124
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $732

Break-even live

Break-even rent $945

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $797	-5% $764	+0% $732	+5% $699	+10% $666
Rent	-10% $584	-5% $658	+0% $732	+5% $805	+10% $879
Rate	-1.0pp $789	-0.5pp $761	base $732	+0.5pp $702	+1.0pp $671

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16208 Pauline Ave Chester, VA	4.0	2.0	1496	$2,195	$1.47	44d	1	1.04mi
100 Clearfield Cir Colonial Heights, VA	2.0–3.0	2.0	1048	$1,611	$1.54	2d	7	1.16mi
104 Brijidan Ln Colonial Heights, VA	3.0	2.0	1355	$2,241	$1.65	11d	1	1.49mi
127 Newcastle Dr Colonial Heights, VA	2.0	1.5	1025	$1,325	$1.29	24d	1	1.49mi

Listing history 14 events

1. 2026-06-15
   status $115,000 Pending 11 DOM
2. 2026-06-15
   days on market $115,000 Active 11 DOM
3. 2026-06-13
   days on market $115,000 Active 9 DOM
4. 2026-06-13
   days on market $115,000 Active 8 DOM
5. 2026-06-09
   days on market $115,000 Active 5 DOM
6. 2026-06-08
   days on market $115,000 Active 4 DOM
7. 2026-06-07
   days on market $115,000 Active 3 DOM
8. 2026-06-05
   statusdays on market $115,000 Active 1 DOM
9. 2026-06-03
   days on market $115,000 Coming Soon 22 DOM
10. 2026-06-02
    days on market $115,000 Coming Soon 21 DOM
11. 2026-06-01
    days on market $115,000 Coming Soon 20 DOM
12. 2026-05-31
    days on market $115,000 Coming Soon 19 DOM
13. 2026-05-12
    historical $115,000 991-char remark
14. 1988-05-23
    soldstatus $54,000

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $22,451
• − Mortgage interest: −$6,442
• − Property taxes: −$1,146
• − Insurance: −$575
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$3,345
• Taxable income: $7,350
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $7,014/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 — Colonial Heights

• Score: 74/100
• State rank: #146
• US rank: #4726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chesterfield County · 406,988 people
• City population: 26,628
• Metro: Richmond, VA
• Population (ZIP): 26,628
• Household income: $84,338
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 814.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 22% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Korean 1%

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: ▼ -212.28%
• Current HPI: 294.4478
• Rent YoY: ▲ 7.50%
• 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

+113.0% since first listed

4 events — show timeline

• 2026-06-15 Pending — CVRMLS
• 2026-06-04 Listed $115,000 CVRMLS
• 2026-05-12 Coming Soon $115,000 CVRMLS
• 1988-05-23 Sold (Public Records) $54,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,146 · +17.3% YoY. Source: county tax records.