136 Holly Hill Dr · Petersburg, VA 23805

$179,900

3 bd · 1.5 ba · 1,179 sqft · SingleFamily public records · 21 Days on market

Built 1956 0.26 ac lot Est $235k · 23% under

---

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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REO/BANK OWNED. Property sold AS-Is w/ o repair, warranty, or Seller Disclosure. The Listing Broker and Seller assume no responsibility and make no guarantees, warrantees, or representations as to the availability or accuracy of information herein. Buyer must verify all information contained herein.

Key facts

• Functional kitchen
• Shed/workshop
• Laundry room

Tags

• RANCH-STYLE HOME
• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• LAUNDRY ROOM
• FENCED BACKYARD
• SHED/WORKSHOP

Property features AI

Exterior

• Parking: Driveway parking; On-street parking; Unpaved parking area
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Resale property; Shingle roof
• Construction: Block, frame, and drywall construction with vinyl siding; Built as actual year (year built details available)
• Exterior features: Landscaped yard; Lighting; Shed(s) and additional storage; Unpaved driveway; Stoop; Privacy fenced back yard

Interior

• Kitchen: Wood cabinets; Laminate flooring; Dishwasher; Electric oven/stove with smooth cooktop; Refrigerator
• Bedrooms: Multiple bedrooms (all on the first floor) with carpeting and ceiling fans; One bedroom includes a private bath
• Flooring: Ceramic tile; Partially carpeted; Vinyl
• Bathrooms: One full bathroom with tub and shower; One half bathroom (first floor)
• Heating & cooling: Central air conditioning; Electric forced air heating; Electric water heater
• Interior features: Ceiling fans; Separate/formal dining room; Laminate counters; Workshop/storage area
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room with great storage area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $158k (12.2% below list).
• Recommended offer: $158k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Petersburg — 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 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: Walnut Hill Elementary (math 27% / reading 47%, grade F, #933 of 1,108 statewide, top 86%, 515 students, 101% 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 (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).
• This rent runs 31% 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 $5k of value loss. Plan a longer hold.
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 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 $36k; list at $180k implies a 396% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $157,973 (12.2% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $234,621
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Holly Hill Dr	0.15mi	3/1.0	1,271 (+8%)	8mo	$214,000	$168	72
2241 Fort Rice St	0.43mi	3/1.5	1,161 (-2%)	9mo	$265,000	$228	70
2246 Fort Rice St	0.40mi	3/2.0	1,144 (-3%)	6mo	$259,000	$226	69
433 Blackwater Dr	0.34mi	3/1.0	1,248 (+6%)	10mo	$213,900	$171	64
464 Deerfield Dr	0.37mi	3/2.0	1,248 (+6%)	11mo	$239,950	$192	62
2205 Colston St	0.23mi	3/2.0	1,025 (-13%)	9mo	$240,000	$234	58
2587 Pinehurst Dr	0.44mi	4/1.0 (+1)	1,248 (+6%)	10mo	$196,500	$157	54
2323 Buckner St	0.35mi	3/2.0	1,305 (+11%)	12mo	$260,000	$199	54
530 Lock Ln	0.46mi	4/2.0 (+1)	1,252 (+6%)	12mo	$268,000	$214	51
1929 Oakland St	0.55mi	2/1.0 (-1)	1,074 (-9%)	4mo	$169,500	$158	49
2707 Forest Hills Rd	0.70mi	3/1.0	1,279 (+8%)	6mo	$235,000	$184	46
230 S Park Dr	0.68mi	3/1.0	1,331 (+13%)	2mo	$270,000	$203	43

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-23,614
• Equity at exit: $26,824

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-13,506
• Equity at exit: $15,554

Cash invested: $50,372 (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 23805

• Home prices YoY: -10.6%
• Active inventory: 118
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$943
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $87

Break-even live

Break-even rent $1,469

Max offer price $179,900

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $138	+0% $87	+5% $36	+10% $-14
Rent	-10% $-37	-5% $25	+0% $87	+5% $150	+10% $212
Rate	-1.0pp $178	-0.5pp $133	base $87	+0.5pp $41	+1.0pp $-7

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2217 Sedgwick St Petersburg, VA	1.0–2.0	1.0–1.5	800	$1,254	$1.57	3d	2	0.15mi
200 Walnut Blvd Petersburg, VA	2.0	1.5	1056	$1,620	$1.53	45d	1	0.53mi
1025 S Crater Rd Petersburg, VA	1.0–3.0	1.0–2.0	795	$1,409	$1.77	3d	10	0.99mi
1814 East Blvd Petersburg, VA	2.0	1.0	972	$1,275	$1.31	45d	1	1.04mi
915 Hampton Rd Petersburg, VA	3.0	1.0	1054	$1,750	$1.66	19d	1	1.06mi
1823 Brandon Ave Petersburg, VA	3.0	1.0	1153	$1,600	$1.39	19d	1	1.06mi
1922 Varina Ave Petersburg, VA	2.0	1.0	800	$1,170	$1.46	3d	1	1.37mi
200 Addison Way Petersburg, VA	1.0–3.0	1.0–2.0	993	$1,873	$1.89	3d	73	1.40mi

Listing history 21 events

1. 2026-06-19
   status $179,900 Pending 21 DOM
2. 2026-06-18
   days on market $179,900 Active 21 DOM
3. 2026-06-17
   days on market $179,900 Active 20 DOM
4. 2026-06-16
   days on market $179,900 Active 19 DOM
5. 2026-06-15
   days on market $179,900 Active 18 DOM
6. 2026-06-13
   days on market $179,900 Active 16 DOM
7. 2026-06-10
   days on market $179,900 Active 13 DOM
8. 2026-06-09
   days on market $179,900 Active 12 DOM
9. 2026-06-08
   status $179,900 Active 11 DOM
10. 2026-05-16
    listed $179,900 Active
11. 2013-06-13
    soldstatus $36,299
12. 2013-06-12
    soldstatus $36,299 300-char remark

    Show marketing remark (300 chars)

    REO/BANK OWNED. Property sold AS-Is w/ o repair, warranty, or Seller Disclosure. The Listing Broker and Seller assume no responsibility and make no guarantees, warrantees, or representations as to the availability or accuracy of information herein. Buyer must verify all information contained herein.

13. 2013-03-04
    historical 300-char remark

    Show marketing remark (300 chars)

    REO/BANK OWNED. Property sold AS-Is w/ o repair, warranty, or Seller Disclosure. The Listing Broker and Seller assume no responsibility and make no guarantees, warrantees, or representations as to the availability or accuracy of information herein. Buyer must verify all information contained herein.

14. 2012-08-25
    listed $42,500 300-char remark

    Show marketing remark (300 chars)

    REO/BANK OWNED. Property sold AS-Is w/ o repair, warranty, or Seller Disclosure. The Listing Broker and Seller assume no responsibility and make no guarantees, warrantees, or representations as to the availability or accuracy of information herein. Buyer must verify all information contained herein.

15. 2011-07-25
    historical
16. 2011-01-24
    listed $125,000
17. 2006-08-30
    soldstatus $120,000
18. 2006-08-28
    soldstatus $120,000
19. 2006-08-28
    soldstatus $120,000
20. 2006-06-28
    listed $119,900
21. 2006-06-28
    listed $119,900

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $18,957
• − Mortgage interest: −$10,077
• − Property taxes: −$1,707
• − Insurance: −$900
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,233
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,527/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: Petersburg City · 21,408 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 21,408
• Household income: $60,807
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 719.0

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 0.56)
• Race & ethnicity: Black 58% White 32% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 1% Hungarian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -50.37%
• Current HPI: 426.599
• 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

+50.0% since first listed

12 events — show timeline

• 2026-05-16 Listed $179,900 CVRMLS
• 2013-06-13 Sold (Public Records) $36,299 Public Records
• 2013-06-12 Sold (MLS) $36,299 CVRMLS
• 2013-03-04 Listing Removed — CVRMLS
• 2012-08-25 Listed $42,500 CVRMLS
• 2011-07-25 Listing Removed — CVRMLS
• 2011-01-24 Listed $125,000 CVRMLS
• 2006-08-30 Sold (Public Records) $120,000 Public Records
• 2006-08-28 Sold (MLS) $120,000 CVRMLS
• 2006-08-28 Sold (MLS) $120,000 CVRMLS
• 2006-06-28 Listed $119,900 CVRMLS
• 2006-06-28 Listed $119,900 CVRMLS

Property tax history

+1.8%/yr

Latest (2025): $1,707 · +15.3% YoY. Source: county tax records.