13920 Woods Edge Rd · Chester, VA 23834

$230,000

3 bd · 2.0 ba · 792 sqft · SingleFamily public records · 5 Days on market

Built 1980 1.07 ac lot $290/sqft · 13% below area Est $265k · 13% 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 +13.5/15.0
• Cash flow +9.2/30.0
• Schools +5.2/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedrooms and 2 full bath, nice home. Seller will replace the floor in the living room and hallway and carpet in the bedrooms.

Key facts

• 1.07 acre lot
• Parking
• Built 1980

Property features AI

Exterior

• Parking: Unpaved driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property
• Construction: Drywall and frame construction; Vinyl siding; Composition roof
• Exterior features: Unpaved driveway; Deck

Interior

• Bedrooms: Main level bedroom(s)
• Flooring: Partially carpeted; Vinyl flooring
• Bathrooms: 2 full bathrooms; One bathroom includes a shower
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Bedroom on main level; Main-level primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (31.4% below list).
• Recommended offer: $158k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Chester — 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 73/100 on livability (#170 in VA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: amenities F, commute 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.
• Zoned schools: Marguerite F. Christian Elementary (math 57% / reading 62%, grade B-, #536 of 1,108 statewide, top 51%, 592 students, 80% FRL); Elizabeth Davis Middle (math 41% / reading 44%, grade D-, #291 of 342 statewide, top 86%, 1,337 students, 44% FRL); Thomas Dale High (math 41% / reading 82%, grade B-, #240 of 319 statewide, top 75%, 2,556 students, 41% FRL) — zoned schools average 55% FRL vs 26% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 126 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $171k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 38% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,824 (31.4% 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $265,257
• List price: $230,000
• Delta: -13.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.5% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.36×
• Total profit: $-40,924
• Equity at exit: $34,294

10-year hold

• IRR: -3.3%
• Equity multiple: 0.74×
• Total profit: $-16,541
• Equity at exit: $19,886

Cash invested: $64,400 (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: 126
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-173

Break-even live

Break-even rent $1,798

Max offer price $199,370

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-108	+0% $-173	+5% $-238	+10% $-304
Rent	-10% $-298	-5% $-236	+0% $-173	+5% $-111	+10% $-49
Rate	-1.0pp $-58	-0.5pp $-115	base $-173	+0.5pp $-233	+1.0pp $-294

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-17
   status Pending 396-char remark
2. 2026-05-11
   listed $230,000 Active 396-char remark
3. 2022-06-17
   soldstatus $171,000
4. 2022-06-15
   soldstatus $171,000 Closed 127-char remark

   Show marketing remark (127 chars)

   3 Bedrooms and 2 full bath, nice home. Seller will replace the floor in the living room and hallway and carpet in the bedrooms.

5. 2022-05-24
   status Pending 127-char remark

   Show marketing remark (127 chars)

   3 Bedrooms and 2 full bath, nice home. Seller will replace the floor in the living room and hallway and carpet in the bedrooms.

6. 2022-05-13
   listed $174,950 Active 127-char remark

   Show marketing remark (127 chars)

   3 Bedrooms and 2 full bath, nice home. Seller will replace the floor in the living room and hallway and carpet in the bedrooms.

7. 2018-06-22
   soldstatus $50,000 Closed

   Show marketing remark (362 chars)

   Looking for a project house? Look no further come check out 13920 Woods Edge Road, the endless ideas on this house is through the roof. House is equipped with 3 bedrooms & 1.5 bathroom, sitting on an ACRE lot. Great investment opportunity and priced below assessment. * * * HOUSE IS SOLD AS IS WHERE IS, INSPECTION FOR INFORMATIONAL PURPOSES ONLY * * *

8. 2018-06-12
   soldstatus $50,000
9. 2018-05-19
   status Pending

   Show marketing remark (362 chars)

   Looking for a project house? Look no further come check out 13920 Woods Edge Road, the endless ideas on this house is through the roof. House is equipped with 3 bedrooms & 1.5 bathroom, sitting on an ACRE lot. Great investment opportunity and priced below assessment. * * * HOUSE IS SOLD AS IS WHERE IS, INSPECTION FOR INFORMATIONAL PURPOSES ONLY * * *

10. 2018-05-11
    price $54,950

    Show marketing remark (362 chars)

    Looking for a project house? Look no further come check out 13920 Woods Edge Road, the endless ideas on this house is through the roof. House is equipped with 3 bedrooms & 1.5 bathroom, sitting on an ACRE lot. Great investment opportunity and priced below assessment. * * * HOUSE IS SOLD AS IS WHERE IS, INSPECTION FOR INFORMATIONAL PURPOSES ONLY * * *

11. 2018-04-21
    price $59,950

    Show marketing remark (362 chars)

    Looking for a project house? Look no further come check out 13920 Woods Edge Road, the endless ideas on this house is through the roof. House is equipped with 3 bedrooms & 1.5 bathroom, sitting on an ACRE lot. Great investment opportunity and priced below assessment. * * * HOUSE IS SOLD AS IS WHERE IS, INSPECTION FOR INFORMATIONAL PURPOSES ONLY * * *

12. 2018-04-18
    listed $70,000 Active

    Show marketing remark (362 chars)

    Looking for a project house? Look no further come check out 13920 Woods Edge Road, the endless ideas on this house is through the roof. House is equipped with 3 bedrooms & 1.5 bathroom, sitting on an ACRE lot. Great investment opportunity and priced below assessment. * * * HOUSE IS SOLD AS IS WHERE IS, INSPECTION FOR INFORMATIONAL PURPOSES ONLY * * *

13. 2017-11-06
    historical
14. 2017-10-13
    status Pending
15. 2017-10-09
    listed $15,000 Active
16. 1988-06-17
    soldstatus $27,500
17. 1984-01-27
    soldstatus $19,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$467/yr (+$39/mo · 32.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 38% 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: $18,939
• − Mortgage interest: −$12,884
• − Property taxes: −$1,419
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$6,691
• Taxable loss: −$6,234
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-584/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 — Chester

• Score: 73/100
• State rank: #170
• US rank: #5369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chesterfield County · 406,988 people
• City population: 54,827
• 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

+1110.5% since first listed

17 events — show timeline

• 2026-05-17 Pending — CVRMLS
• 2026-05-11 Listed $230,000 CVRMLS
• 2022-06-17 Sold (Public Records) $171,000 Public Records
• 2022-06-15 Sold (MLS) $171,000 CVRMLS
• 2022-05-24 Pending — CVRMLS
• 2022-05-13 Listed $174,950 CVRMLS
• 2018-06-22 Sold (MLS) $50,000 CVRMLS
• 2018-06-12 Sold (Public Records) $50,000 Public Records
• 2018-05-19 Pending — CVRMLS
• 2018-05-11 Price Changed $54,950 CVRMLS
• 2018-04-21 Price Changed $59,950 CVRMLS
• 2018-04-18 Listed $70,000 CVRMLS
• 2017-11-06 Listing Removed — CVRMLS
• 2017-10-13 Pending — CVRMLS
• 2017-10-09 Listed $15,000 CVRMLS
• 1988-06-17 Sold (Public Records) $27,500 Public Records
• 1984-01-27 Sold (Public Records) $19,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,419 · +1.9% YoY. Source: county tax records.