12918 Devette Dr · Brandermill, VA 23838

$430,000

3 bd · 3.5 ba · 2,185 sqft · SingleFamily public records · 4 Days on market

Built 1998 1.05 ac lot Est $430k · 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this wonderful move-in ready 2 story 3 bedroom 3 ½ bath home. Imagine the possibilities of an extra-large in-law suite with full bath, new carpet, new paint and outside entrance that can be used as a full-time office, playroom, converted theater, or separate apartment. This private oversized room has its own separate heat and air conditioning and can be locked off from the main house. The home is very livable and has a large open eat-in kitchen with black stainless-steel appliances and has been painted throughout with new carpet everywhere. Cozy up in the extra-large family room with a gas log fireplace & hardwood floors. Relax in the very large and inviting master bedroom with its own sitting area, en-suite bath, and walk in closet. The dining room can be used as an office and the 2nd and 3rd bedrooms are good size. With vinyl siding it is virtually maintenance free. Enjoy the peaceful and private one-acre lot with trees all around and a fenced in back yard. The extra-long paved driveway can accommodate multiple cars and the 2 large toolsheds have tons of storage or workshop space. Less than 15 minutes from shops and restaurants. Make this a must visit property!

Key facts

• Private one acre lot
• Formal dining room
• Paved driveway

Tags

• PRIVATE ONE ACRE LOT
• FULLY FENCED BACKYARD
• FIRST FLOOR BONUS SUITE
• FORMAL DINING ROOM
• FIRST FLOOR LAUNDRY ROOM
• PAVED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $430k).
• Cap rate 8.7% vs local median 3.7% in Brandermill — 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 77/100 on livability (#94 in VA, #3,055 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing 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.
• Market conditions: 184 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $340k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $430,000

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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $430,445
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12918 Devette Dr	0.00mi	4/3.5 (+1)	2,185 (0%)	1mo	$430,000	$197	94
13424 Janeka Dr	0.52mi	4/3.0 (+1)	2,154 (-1%)	2mo	$430,000	$200	65
12412 Hulsey Dr	0.57mi	4/2.5 (+1)	2,174 (-0%)	21mo	$415,000	$191	46
12031 Spikehorn Ln	0.72mi	3/2.0	2,268 (+4%)	24mo	$405,000	$179	34

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-15,829
• Equity at exit: $64,114

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $55,296
• Equity at exit: $37,179

Cash invested: $120,400 (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 23838

• Home prices YoY: -25.9%
• Active inventory: 184
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $847

Break-even live

Break-even rent $3,428

Max offer price $430,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,090	-5% $969	+0% $847	+5% $725	+10% $604
Rent	-10% $491	-5% $669	+0% $847	+5% $1,025	+10% $1,202
Rate	-1.0pp $1,064	-0.5pp $956	base $847	+0.5pp $736	+1.0pp $622

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12900 River Rd Chesterfield, VA	4.0	3.0	2993	$4,500	$1.50	44d	1	1.03mi

Listing history 18 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $430,000 Active
3. 2023-01-06
   soldstatus $339,950 Closed 1206-char remark

   Show marketing remark (1206 chars)

   Step inside this wonderful move-in ready 2 story 3 bedroom 3 ½ bath home. Imagine the possibilities of an extra-large in-law suite with full bath, new carpet, new paint and outside entrance that can be used as a full-time office, playroom, converted theater, or separate apartment. This private oversized room has its own separate heat and air conditioning and can be locked off from the main house. The home is very livable and has a large open eat-in kitchen with black stainless-steel appliances and has been painted throughout with new carpet everywhere. Cozy up in the extra-large family room with a gas log fireplace & hardwood floors. Relax in the very large and inviting master bedroom with its own sitting area, en-suite bath, and walk in closet. The dining room can be used as an office and the 2nd and 3rd bedrooms are good size. With vinyl siding it is virtually maintenance free. Enjoy the peaceful and private one-acre lot with trees all around and a fenced in back yard. The extra-long paved driveway can accommodate multiple cars and the 2 large toolsheds have tons of storage or workshop space. Less than 15 minutes from shops and restaurants. Make this a must visit property!

4. 2023-01-06
   soldstatus $339,950

   Show marketing remark (1206 chars)

   Step inside this wonderful move-in ready 2 story 3 bedroom 3 ½ bath home. Imagine the possibilities of an extra-large in-law suite with full bath, new carpet, new paint and outside entrance that can be used as a full-time office, playroom, converted theater, or separate apartment. This private oversized room has its own separate heat and air conditioning and can be locked off from the main house. The home is very livable and has a large open eat-in kitchen with black stainless-steel appliances and has been painted throughout with new carpet everywhere. Cozy up in the extra-large family room with a gas log fireplace & hardwood floors. Relax in the very large and inviting master bedroom with its own sitting area, en-suite bath, and walk in closet. The dining room can be used as an office and the 2nd and 3rd bedrooms are good size. With vinyl siding it is virtually maintenance free. Enjoy the peaceful and private one-acre lot with trees all around and a fenced in back yard. The extra-long paved driveway can accommodate multiple cars and the 2 large toolsheds have tons of storage or workshop space. Less than 15 minutes from shops and restaurants. Make this a must visit property!

5. 2022-12-01
   status Pending 1206-char remark

   Show marketing remark (1206 chars)

   Step inside this wonderful move-in ready 2 story 3 bedroom 3 ½ bath home. Imagine the possibilities of an extra-large in-law suite with full bath, new carpet, new paint and outside entrance that can be used as a full-time office, playroom, converted theater, or separate apartment. This private oversized room has its own separate heat and air conditioning and can be locked off from the main house. The home is very livable and has a large open eat-in kitchen with black stainless-steel appliances and has been painted throughout with new carpet everywhere. Cozy up in the extra-large family room with a gas log fireplace & hardwood floors. Relax in the very large and inviting master bedroom with its own sitting area, en-suite bath, and walk in closet. The dining room can be used as an office and the 2nd and 3rd bedrooms are good size. With vinyl siding it is virtually maintenance free. Enjoy the peaceful and private one-acre lot with trees all around and a fenced in back yard. The extra-long paved driveway can accommodate multiple cars and the 2 large toolsheds have tons of storage or workshop space. Less than 15 minutes from shops and restaurants. Make this a must visit property!

6. 2022-11-15
   price $339,950 1206-char remark

   Show marketing remark (1206 chars)

   Step inside this wonderful move-in ready 2 story 3 bedroom 3 ½ bath home. Imagine the possibilities of an extra-large in-law suite with full bath, new carpet, new paint and outside entrance that can be used as a full-time office, playroom, converted theater, or separate apartment. This private oversized room has its own separate heat and air conditioning and can be locked off from the main house. The home is very livable and has a large open eat-in kitchen with black stainless-steel appliances and has been painted throughout with new carpet everywhere. Cozy up in the extra-large family room with a gas log fireplace & hardwood floors. Relax in the very large and inviting master bedroom with its own sitting area, en-suite bath, and walk in closet. The dining room can be used as an office and the 2nd and 3rd bedrooms are good size. With vinyl siding it is virtually maintenance free. Enjoy the peaceful and private one-acre lot with trees all around and a fenced in back yard. The extra-long paved driveway can accommodate multiple cars and the 2 large toolsheds have tons of storage or workshop space. Less than 15 minutes from shops and restaurants. Make this a must visit property!

7. 2022-11-04
   listed $354,900 Active 1206-char remark

   Show marketing remark (1206 chars)

   Step inside this wonderful move-in ready 2 story 3 bedroom 3 ½ bath home. Imagine the possibilities of an extra-large in-law suite with full bath, new carpet, new paint and outside entrance that can be used as a full-time office, playroom, converted theater, or separate apartment. This private oversized room has its own separate heat and air conditioning and can be locked off from the main house. The home is very livable and has a large open eat-in kitchen with black stainless-steel appliances and has been painted throughout with new carpet everywhere. Cozy up in the extra-large family room with a gas log fireplace & hardwood floors. Relax in the very large and inviting master bedroom with its own sitting area, en-suite bath, and walk in closet. The dining room can be used as an office and the 2nd and 3rd bedrooms are good size. With vinyl siding it is virtually maintenance free. Enjoy the peaceful and private one-acre lot with trees all around and a fenced in back yard. The extra-long paved driveway can accommodate multiple cars and the 2 large toolsheds have tons of storage or workshop space. Less than 15 minutes from shops and restaurants. Make this a must visit property!

8. 2015-09-28
   soldstatus $240,500 Closed 761-char remark

   Show marketing remark (761 chars)

   Please come see this very well maintained two story home. Here you will find an in-law suite with its own entry, full bath and fridge/sink. This home is nicely situated on over an one acre lot. Plus this house is virtually maintenance free with vinyl siding. It has a fenced in rear yard and a level and very private lot. The family room and the master bedroom are both extremely spacious and both offer multiple seating arrangements. There is a nice country front porch with two separate entries. The driveway is double width which allows for ample parking. Some additional features include a detached shed, security system, appliances that can convey, pull down attic storage, gas fireplace and county water. Easy to show just follow the showing instructions.

9. 2015-08-20
   status Pending 761-char remark

   Show marketing remark (761 chars)

   Please come see this very well maintained two story home. Here you will find an in-law suite with its own entry, full bath and fridge/sink. This home is nicely situated on over an one acre lot. Plus this house is virtually maintenance free with vinyl siding. It has a fenced in rear yard and a level and very private lot. The family room and the master bedroom are both extremely spacious and both offer multiple seating arrangements. There is a nice country front porch with two separate entries. The driveway is double width which allows for ample parking. Some additional features include a detached shed, security system, appliances that can convey, pull down attic storage, gas fireplace and county water. Easy to show just follow the showing instructions.

10. 2015-07-21
    price $245,000 761-char remark

    Show marketing remark (761 chars)

    Please come see this very well maintained two story home. Here you will find an in-law suite with its own entry, full bath and fridge/sink. This home is nicely situated on over an one acre lot. Plus this house is virtually maintenance free with vinyl siding. It has a fenced in rear yard and a level and very private lot. The family room and the master bedroom are both extremely spacious and both offer multiple seating arrangements. There is a nice country front porch with two separate entries. The driveway is double width which allows for ample parking. Some additional features include a detached shed, security system, appliances that can convey, pull down attic storage, gas fireplace and county water. Easy to show just follow the showing instructions.

11. 2015-07-04
    listed $250,000 Active 761-char remark

    Show marketing remark (761 chars)

    Please come see this very well maintained two story home. Here you will find an in-law suite with its own entry, full bath and fridge/sink. This home is nicely situated on over an one acre lot. Plus this house is virtually maintenance free with vinyl siding. It has a fenced in rear yard and a level and very private lot. The family room and the master bedroom are both extremely spacious and both offer multiple seating arrangements. There is a nice country front porch with two separate entries. The driveway is double width which allows for ample parking. Some additional features include a detached shed, security system, appliances that can convey, pull down attic storage, gas fireplace and county water. Easy to show just follow the showing instructions.

12. 2003-08-15
    soldstatus $182,500
13. 2003-08-15
    soldstatus $182,500
14. 2003-08-15
    soldstatus $182,500
15. 2003-05-05
    historical
16. 2003-04-05
    listed $182,500
17. 2003-04-05
    listed $182,500
18. 1997-12-30
    soldstatus $188,000

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $3,526 · $294/mo
• Expected delta: +$239/yr (+$20/mo · 7.3%)

ⓘ 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 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $54,000
• − Mortgage interest: −$24,087
• − Property taxes: −$3,287
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$12,509
• Taxable income: $3,327
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $9,365/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 — Brandermill

• Score: 77/100
• State rank: #94
• US rank: #3055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 56,364
• Population (ZIP): 17,213

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 14% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Korean 1% Tagalog/Filipino 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: ▼ -89.94%
• Current HPI: 257.6855
• Rent YoY: —
• Metro: —
• 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

+128.7% since first listed

18 events — show timeline

• 2026-04-21 Pending — CVRMLS
• 2026-04-17 Listed $430,000 CVRMLS
• 2023-01-06 Sold (Public Records) $339,950 Public Records
• 2023-01-06 Sold (MLS) $339,950 CVRMLS
• 2022-12-01 Pending — CVRMLS
• 2022-11-15 Price Changed $339,950 CVRMLS
• 2022-11-04 Listed $354,900 CVRMLS
• 2015-09-28 Sold (MLS) $240,500 CVRMLS
• 2015-08-20 Pending — CVRMLS
• 2015-07-21 Price Changed $245,000 CVRMLS
• 2015-07-04 Listed $250,000 CVRMLS
• 2003-08-15 Sold (Public Records) $182,500 Public Records
• 2003-08-15 Sold (MLS) $182,500 CVRMLS
• 2003-08-15 Sold (MLS) $182,500 CVRMLS
• 2003-05-05 Listing Removed — CVRMLS
• 2003-04-05 Listed $182,500 CVRMLS
• 2003-04-05 Listed $182,500 CVRMLS
• 1997-12-30 Sold (Public Records) $188,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,287 · +9.7% YoY. Source: county tax records.