100 E Broad Rock Rd · Richmond, VA 23224

$228,500

2 bd · 1.0 ba · 1,545 sqft · SingleFamily public records · 205 Days on market

Built 1938 5,244 sqft lot Est $369k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice Price Adjustment to $228,500!!! Remarkable renovated home in Battery Heights is ready for you. This Cape-style home has a Living Room with an electric ambiance fireplace, Dining Room, Kitchen, Laundry Room, 3 Bedrooms, and Bath. The Kitchen is equiped with New Cabinets, Granite Counter, SS Gas Range, Microwave, Dishwasher, and Refrigerator. Relax on the front porch to watch the world go by or on your rear deck for more privacy. The vinyl sided home with vinyl-clad windows affords you with a low maintenance exterior. The Detached Garage gives you the opportunity for extra storage, workshop, etc. The Full Unfinished Basement has fantastic storage possibilities allowing for both Interior

Key facts

• Vinyl sided home
• Renovated home
• Granite counter

Tags

• RENOVATED HOME
• ELECTRIC AMBIANCE FIREPLACE
• NEW CABINETS
• GRANITE COUNTER
• SS GAS RANGE
• VINYL SIDED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $48 ($574/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 $189k (17.1% below list).
• Recommended offer: $189k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.2% in Richmond — 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 84/100 on livability (#33 in VA, #793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D-.
• Richmond City Public School District (urban): math 32% / reading 47% proficiency, ranked #123 of 131 in VA (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Swansboro Elementary (math 10% / reading 50%, grade F, #1,010 of 1,108 statewide, top 91%, 158 students, 100% FRL); River City Middle (math 14% / reading 31%, grade F, #337 of 342 statewide, top 99%, 1,180 students, 98% FRL); George Wythe High (math 12% / reading 37%, grade F, #319 of 319 statewide, top 100%, 1,309 students, 91% FRL) — zoned schools average 96% FRL vs 74% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 40% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 177 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 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.
• Richmond County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $228k implies a 1532% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $189,411 (17.1% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $369,255
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 E 33rd St	0.26mi	3/1.5 (+1)	1,550 (+0%)	3mo	$310,000	$200	78
3313 Decatur St	0.31mi	3/2.5 (+1)	1,453 (-6%)	2mo	$360,000	$248	63
113 W 33rd St	0.33mi	3/2.5 (+1)	1,650 (+7%)	1mo	$552,500	$335	62
307 W 26th St	0.64mi	3/1.5 (+1)	1,571 (+2%)	2mo	$435,000	$277	59
2908 Lawson St	0.14mi	3/2.5 (+1)	1,748 (+13%)	2mo	$335,000	$192	59
3601 Decatur St	0.44mi	3/1.0 (+1)	1,428 (-8%)	6mo	$255,000	$179	57
207 E 37th St	0.46mi	3/2.0 (+1)	1,486 (-4%)	7mo	$330,000	$222	57
11 W 29th St	0.26mi	3/2.5 (+1)	1,696 (+10%)	9mo	$439,950	$259	53
2915 Decatur St	0.18mi	3/2.5 (+1)	1,344 (-13%)	8mo	$275,000	$205	52
103 E 36th St	0.44mi	3/2.5 (+1)	1,382 (-11%)	0mo	$330,000	$239	50
118 E 34th St	0.34mi	3/2.0 (+1)	1,351 (-13%)	9mo	$325,000	$241	47
2500 Hargrove St	0.65mi	3/2.5 (+1)	1,728 (+12%)	0mo	$397,500	$230	39

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-31,031
• Equity at exit: $34,070

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-10,602
• Equity at exit: $19,757

Cash invested: $63,980 (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 23224

• Rents YoY: 4.5%
• Active inventory: 177
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,198
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $48

Break-even live

Break-even rent $1,834

Max offer price $228,500

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $113	+0% $48	+5% $-17	+10% $-81
Rent	-10% $-102	-5% $-27	+0% $48	+5% $123	+10% $197
Rate	-1.0pp $163	-0.5pp $106	base $48	+0.5pp $-11	+1.0pp $-72

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: $57,125
• Closing costs: $6,855
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 E Blake Ln Richmond, VA	3.0	1.5	2065	$2,000	$0.97	5d	1	0.13mi
3300 Midlothian Tpke Richmond, VA	2.0	1.0	1116	$1,800	$1.61	6d	1	0.28mi
3154 Stockton St Richmond, VA	3.0	1.0	1169	$1,600	$1.37	45d	1	0.29mi
3314 Decatur St Richmond, VA	2.0	1.5	1640	$1,800	$1.10	45d	1	0.33mi
2522 Porter St Richmond, VA	3.0	2.5	1390	$1,800	$1.29	45d	1	0.58mi
2708 Semmes Ave Unit A Richmond, VA	2.0	1.0	1050	$1,275	$1.21	45d	1	0.62mi
2117 Old Manchester St Richmond, VA	3.0	4.0	1960	$2,695	$1.38	12d	1	0.89mi
1912 Porter St Richmond, VA	3.0	1.5	1415	$1,950	$1.38	25d	1	0.92mi
1100 Richmond Hwy Richmond, VA	1.0–3.0	1.0–2.0	1062	$1,880	$1.77	3d	16	0.93mi
2104 Boro Ridge St Richmond, VA	3.0	2.5	1916	$2,775	$1.45	45d	1	0.93mi
1719 Everett St Richmond, VA	3.0	2.5	1748	$2,255	$1.29	45d	1	1.03mi
201 Cowardin Ave Unit B Richmond, VA	2.0	2.5	1436	$2,200	$1.53	45d	1	1.07mi
1529 Porter St Unit A Richmond, VA	3.0	2.5	1711	$2,400	$1.40	25d	1	1.07mi
216 Brandon Rd Richmond, VA	3.0	1.0	1237	$1,800	$1.46	25d	1	1.14mi
1422 Bainbridge St Richmond, VA	2.0	2.0	1121	$2,399	$2.14	4d	1	1.15mi
1429 McDonough St Richmond, VA	1.0–3.0	1.0–2.0	826	$1,894	$2.29	3d	15	1.17mi
1411 Porter St Unit B Richmond, VA	3.0	3.0	1500	$2,145	$1.43	6d	1	1.18mi
152 Brandon Rd Richmond, VA	3.0	1.0	1237	$2,109	$1.70	25d	1	1.18mi
1212 Porter St Unit B Richmond, VA	3.0	2.5	1837	$2,300	$1.25	45d	1	1.30mi
1211 Porter St Richmond, VA	3.0	3.0	1571	$2,495	$1.59	21d	1	1.30mi
901 McDonough St Richmond, VA	1.0–2.0	1.0–2.0	886	$2,037	$2.30	5d	14	1.49mi

Listing history 16 events

1. 2026-04-24
   status Pending
2. 2026-03-23
   price $228,500
3. 2026-02-05
   price $249,900
4. 2025-12-12
   price $255,000
5. 2025-11-05
   price $269,900
6. 2025-09-29
   listed $289,000 Active
7. 2025-03-17
   historical
8. 2025-01-14
   listed $275,000 Active
9. 2025-01-13
   historical
10. 2024-12-17
    historical $1,795
11. 2024-12-13
    price $275,000
12. 2024-11-27
    listed $1,795
13. 2024-11-21
    price $299,000
14. 2024-11-11
    price $324,900
15. 2024-11-11
    listed $325,000 Active
16. 1970-07-14
    soldstatus $14,000

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $1,874 · $156/mo
• Expected delta: +$14/yr (+$1/mo · 0.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,729
• − Mortgage interest: −$12,800
• − Property taxes: −$1,860
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$6,647
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,380/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: Richmond City Public School District
• NCES district ID: 5103240
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $40,276
• Composite: 33.09/100
• National rank: #5564
• State rank: #123 of 131 in VA

Livability — Richmond

• Score: 84/100
• State rank: #33
• US rank: #793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, VA
• County: Richmond City · 178,280 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 40,575
• Household income: $50,475
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3584.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 262,263 people
• By 2030: 284,503 · +8.5%
• By 2040: 327,353 · +24.8%
• By 2050: 367,946 · +40.3%
• By 2075: 449,560 · +71.4%
• By 2100: 500,301 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 22% White 15% Two or more races 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 78% English-only · Spanish 19% French/Haitian/Cajun 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+66.3) · D 82.0% · R 15.8% · Other 2.2%
• 2008→2024 swing: +7.2pp toward D · 2008: 59.1pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+68.0 2016: D+63.8 2012: D+55.7 2008: D+59.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.99%
• Current HPI: 336.9345
• Rent YoY: ▲ 4.55%
• 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

+1532.1% since first listed

16 events — show timeline

• 2026-04-24 Pending — CVRMLS
• 2026-03-23 Price Changed $228,500 CVRMLS
• 2026-02-05 Price Changed $249,900 CVRMLS
• 2025-12-12 Price Changed $255,000 CVRMLS
• 2025-11-05 Price Changed $269,900 CVRMLS
• 2025-09-29 Listed $289,000 CVRMLS
• 2025-03-17 Listing Removed — CVRMLS
• 2025-01-14 Listed $275,000 CVRMLS
• 2025-01-13 Listing Removed — CVRMLS
• 2024-12-17 Rental Removed $1,795 RENTALBEAST
• 2024-12-13 Price Changed $275,000 CVRMLS
• 2024-11-27 Listed for Rent $1,795 RENTALBEAST
• 2024-11-21 Price Changed $299,000 CVRMLS
• 2024-11-11 Price Changed $324,900 CVRMLS
• 2024-11-11 Listed $325,000 CVRMLS
• 1970-07-14 Sold (Public Records) $14,000 Public Records

Property tax history

+0.4%/yr

Latest (2022): $1,860 · +89.0% YoY. Source: county tax records.