2842 Goolsby Ave · Bensley, VA 23234

$255,000

4 bd · 2.0 ba · 1,607 sqft · MultiFamily public records · 10 Days on market

Built 1964 0.56 ac lot Est $230k · 11% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well Maintained Duplex in move in condition. Current Owner has owned this property for the last 29 years and has maintained this property! Exterior is Brick all trim wrapped, Vinyl Replacement Windows, 30 Year Roofing shingles. Exterior Metal hand Rails recently replaced. Two units each has nice size kitchen with Vinyl Flooring, Family Room with carpeting and ceiling fan. Two bedrooms and a Jack and Jill Bathroom in between the two bedrooms. Washer and Dryer Hook up. Unit B is the same, with newer carpeting and interior doors. One unit is A/C Wall unit with Gas Heat the other unit in Central Air and Gas Heat. This property is ready to start being an income Producer!

Key facts

• 0.56 acre lot
• Parking
• Built 1964

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).

Location & tenants

• Location reads 71/100 on livability (#216 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute D+, amenities F, employment 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: Falling Creek Elementary (math 20% / reading 31%, grade F, #1,046 of 1,108 statewide, top 95%, 835 students, 81% FRL); Falling Creek Middle (math 28% / reading 46%, grade F, #319 of 342 statewide, top 93%, 1,419 students, 80% FRL); Meadowbrook High (math 22% / reading 65%, grade F, #314 of 319 statewide, top 98%, 2,033 students, 79% FRL) — zoned schools average 80% FRL vs 26% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 58% district-wide (-23 pts) — the specific schools serving this property underperform the Chesterfield County Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 234 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,307 units permitted in Chesterfield County in 2024 (462 in 5+ unit buildings).
• At $2,853/mo this rent would consume 51% of the median local household income ($67k/yr) (locally 2031% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $147k; list at $255k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $255,000

Questions for the listing agent

1. Built in 1964 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $229,801
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2842 Goolsby Ave	0.00mi	4/2.0	1,607 (0%)	1mo	$230,000	$143	99

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 · 1.93% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-2,378
• Equity at exit: $38,021

10-year hold

• IRR: 7.7%
• Equity multiple: 1.55×
• Total profit: $39,615
• Equity at exit: $22,048

Cash invested: $71,400 (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 23234

• Rents YoY: 1.9%
• Active inventory: 234
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $660

Break-even live

Break-even rent $2,017

Max offer price $255,000

Occupancy floor 72%

Sensitivity live

Price	-10% $804	-5% $732	+0% $660	+5% $588	+10% $516
Rent	-10% $435	-5% $547	+0% $660	+5% $773	+10% $885
Rate	-1.0pp $789	-0.5pp $725	base $660	+0.5pp $594	+1.0pp $527

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,852
Total (2 units)			$2,853

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Cogbill Rd Apt A Richmond, VA	3.0	2.0	1200	$1,762	$1.47	45d	1	0.31mi
5314 Whetstone Rd Richmond, VA	1.0–4.0	1.0–2.5	1029	$2,150	$2.09	3d	1	0.53mi
3814 Falstone Rd Unit N Richmond, VA	3.0	1.5	1776	$2,295	$1.29	45d	1	1.08mi
3501 Meadowdale Blvd North Chesterfield, VA	1.0–3.0	1.0–1.5	910	$2,060	$2.26	4d	17	1.24mi
2409 Courtland St Unit 2409 Richmond, VA	3.0	1.0	1124	$1,695	$1.51	23d	1	1.32mi

Listing history 8 events

1. 2025-12-01
   status Pending
2. 2025-11-18
   listed $255,000 Active
3. 2017-06-01
   soldstatus $147,000
4. 2017-05-31
   soldstatus $147,000 Closed 674-char remark

   Show marketing remark (674 chars)

   Well Maintained Duplex in move in condition. Current Owner has owned this property for the last 29 years and has maintained this property! Exterior is Brick all trim wrapped, Vinyl Replacement Windows, 30 Year Roofing shingles. Exterior Metal hand Rails recently replaced. Two units each has nice size kitchen with Vinyl Flooring, Family Room with carpeting and ceiling fan. Two bedrooms and a Jack and Jill Bathroom in between the two bedrooms. Washer and Dryer Hook up. Unit B is the same, with newer carpeting and interior doors. One unit is A/C Wall unit with Gas Heat the other unit in Central Air and Gas Heat. This property is ready to start being an income Producer!

5. 2017-04-11
   status Pending 674-char remark

   Show marketing remark (674 chars)

   Well Maintained Duplex in move in condition. Current Owner has owned this property for the last 29 years and has maintained this property! Exterior is Brick all trim wrapped, Vinyl Replacement Windows, 30 Year Roofing shingles. Exterior Metal hand Rails recently replaced. Two units each has nice size kitchen with Vinyl Flooring, Family Room with carpeting and ceiling fan. Two bedrooms and a Jack and Jill Bathroom in between the two bedrooms. Washer and Dryer Hook up. Unit B is the same, with newer carpeting and interior doors. One unit is A/C Wall unit with Gas Heat the other unit in Central Air and Gas Heat. This property is ready to start being an income Producer!

6. 2017-04-06
   listed $150,000 Active 674-char remark

   Show marketing remark (674 chars)

   Well Maintained Duplex in move in condition. Current Owner has owned this property for the last 29 years and has maintained this property! Exterior is Brick all trim wrapped, Vinyl Replacement Windows, 30 Year Roofing shingles. Exterior Metal hand Rails recently replaced. Two units each has nice size kitchen with Vinyl Flooring, Family Room with carpeting and ceiling fan. Two bedrooms and a Jack and Jill Bathroom in between the two bedrooms. Washer and Dryer Hook up. Unit B is the same, with newer carpeting and interior doors. One unit is A/C Wall unit with Gas Heat the other unit in Central Air and Gas Heat. This property is ready to start being an income Producer!

7. 1988-04-13
   soldstatus $52,000
8. 1981-03-09
   soldstatus $42,000

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$288/yr (+$24/mo · 16.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,236
• − Mortgage interest: −$14,284
• − Property taxes: −$1,803
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − Depreciation: −$7,418
• Taxable income: $3,978
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $6,967/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 — Bensley

• Score: 71/100
• State rank: #216
• US rank: #7082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bensley, VA
• County: Chesterfield County · 406,988 people
• Metro: Richmond, VA
• Population (ZIP): 47,465
• Household income: $66,619
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2031.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 46% Hispanic / Latino 30% White 18% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 69% English-only · Spanish 26% Other Indo-European 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: ▼ -205.50%
• Current HPI: 317.6006
• Rent YoY: ▲ 1.93%
• 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

+507.1% since first listed

8 events — show timeline

• 2025-12-01 Pending — CVRMLS
• 2025-11-18 Listed $255,000 CVRMLS
• 2017-06-01 Sold (Public Records) $147,000 Public Records
• 2017-05-31 Sold (MLS) $147,000 CVRMLS
• 2017-04-11 Pending — CVRMLS
• 2017-04-06 Listed $150,000 CVRMLS
• 1988-04-13 Sold (Public Records) $52,000 Public Records
• 1981-03-09 Sold (Public Records) $42,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,803 · +8.5% YoY. Source: county tax records.