1124 E Augusta Ave · Petersburg, VA 23803

$75,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 11 Days on market

Built 1960 4,399 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Ranch-style home in Petersburg ready for renovation. All buyers and real estate agents must sign and return an Assumption of Risk form prior to confirmation of any showing. Conservator prefers to convey the property with all remaining tangible personal property included in the sale (vehicle excluded). Property is being sold strictly AS-IS.

Key facts

• 4,399 sq ft lot
• Built 1960
• Listed 11 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water service; Public sewer service; Electric service
• Home design: Single-story home; Approximate year built
• Construction: Brick and vinyl siding exterior; Composition/shingle roof; Above-grade finished area approximately 1,056
• Exterior features: Public water; Public sewer; Zoned R-2

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom with tub and shower (located on the first level)
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.8% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+5.9%/yr); 290 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $1k appreciation (1.4% local appreciation)).
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 5.9% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $75,000

Questions for the listing agent

1. Built in 1960 — 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: 1.86% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.08%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $209,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Augusta Ave	0.27mi	3/1.0	1,026 (-3%)	0mo	$163,000	$159	83
1413 Floyd St	0.10mi	3/1.0	960 (-9%)	2mo	$205,000	$214	79
1314 Beazley St	0.20mi	3/2.0	1,001 (-5%)	0mo	$252,000	$252	78
1530 Stark St	0.10mi	3/1.0	960 (-9%)	4mo	$95,000	$99	77
1326 Custer St	0.30mi	2/1.0 (-1)	1,030 (-2%)	6mo	$149,900	$146	72
336 Youngs Rd	0.55mi	3/1.5	1,099 (+4%)	4mo	$223,000	$203	63
1641 Brickhouse Ave	0.48mi	3/2.0	996 (-6%)	8mo	$199,900	$201	58
18 Spring Ct	0.51mi	3/1.5	1,162 (+10%)	2mo	$230,000	$198	56
628 St Luke St	0.72mi	3/2.0	1,104 (+4%)	5mo	$225,000	$204	51
1458 Ferndale Ave	0.67mi	3/1.0	936 (-11%)	1mo	$106,000	$113	49
1250 Hilton Pl	0.45mi	2/1.0 (-1)	902 (-15%)	2mo	$95,000	$105	48
1730 Dupuy Rd	0.67mi	3/1.0	925 (-12%)	9mo	$70,000	$76	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.45% appreciation · 5.89% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 3.15×
• Total profit: $45,249
• Equity at exit: $27,370

10-year hold

• IRR: 42.8%
• Equity multiple: 6.85×
• Total profit: $122,763
• Equity at exit: $37,780

Cash invested: $21,000 (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 23803

• Home prices YoY: 0.3%
• Rents YoY: 5.9%
• Active inventory: 290
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$393
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $596

Break-even live

Break-even rent $644

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $639	-5% $618	+0% $596	+5% $575	+10% $554
Rent	-10% $486	-5% $541	+0% $596	+5% $652	+10% $707
Rate	-1.0pp $634	-0.5pp $615	base $596	+0.5pp $577	+1.0pp $557

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 Halifax St Unit 10 Petersburg, VA	2.0	1.0	900	$995	$1.11	44d	1	0.30mi
1131 Hawk St Petersburg, VA	3.0	2.0	1100	$1,800	$1.64	44d	1	0.37mi
1516 W Clara Dr Unit 8 Petersburg, VA	2.0	1.0	1000	$995	$0.99	17d	1	0.39mi
1800 Boydton Plank Rd Petersburg, VA	1.0–3.0	1.0	900	$1,425	$1.58	2d	14	0.56mi
1649 Delmar Ave Petersburg, VA	3.0	1.5	1248	$1,700	$1.36	2d	1	0.59mi
1121 Stainback St Unit 2108 Petersburg, VA	2.0	1.0	800	$995	$1.24	24d	1	0.61mi
1121 Stainback St Unit 5202 Petersburg, VA	2.0	1.0	800	$995	$1.24	44d	1	0.61mi
1111 Stainback St Apt 2 Petersburg, VA	2.0	1.0	750	$895	$1.19	44d	1	0.64mi
408 S West St Petersburg, VA	2.0	1.0	900	$1,095	$1.22	21d	1	0.67mi
838 S Jones St Unit B Petersburg, VA	2.0	1.0	1296	$1,100	$0.85	44d	1	0.68mi
2125 Dupuy Rd Petersburg, VA	3.0	1.0	1063	$1,299	$1.22	2d	1	0.80mi
1740 Randolph Ave Petersburg, VA	4.0	2.0	1400	$2,000	$1.43	11d	1	0.81mi
929 Farmer St Petersburg, VA	2.0	1.0	850	$895	$1.05	24d	1	0.84mi
212 S Dunlop St Petersburg, VA	2.0	1.0	700	$1,250	$1.79	44d	1	0.89mi
310 Saint Luke St Petersburg, VA	3.0	2.0	1020	$1,491	$1.46	24d	1	0.95mi
2350 Hill St Unit H Petersburg, VA	3.0	1.5	1193	$1,775	$1.49	2d	1	0.99mi
110 Grigg St Petersburg, VA	3.0	1.5	1200	$1,600	$1.33	2d	1	1.00mi
217 N Carolina Ave Petersburg, VA	2.0	1.0	718	$1,025	$1.43	24d	1	1.07mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	44d	1	1.07mi
214 N Dunlop St Unit 400 Petersburg, VA	2.0	2.0	892	$1,500	$1.68	44d	1	1.12mi
712 W Washington St Unit B Petersburg, VA	2.0	1.0	1209	$1,250	$1.03	24d	1	1.12mi
1640 Johnson Rd Petersburg, VA	1.0–3.0	1.0–1.5	972	$1,549	$1.59	2d	11	1.13mi
718 Confederate Ave Petersburg, VA	3.0	2.0	852	$1,600	$1.88	2d	1	1.13mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	745	$1,395	$1.87	2d	8	1.15mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	834	$1,399	$1.68	19d	2	1.15mi
214 N Dunlop St Petersburg, VA	1.0–2.0	1.0–2.0	799	$1,395	$1.74	2d	11	1.20mi
214 N Dunlop St Unit 119 Petersburg, VA	2.0	2.0	988	$1,399	$1.42	44d	1	1.20mi
214 N Dunlop St Apt 305 Petersburg, VA	2.0	2.0	945	$1,350	$1.43	44d	1	1.20mi
214 N Dunlop St Unit 404 Petersburg, VA	2.0	2.0	863	$1,400	$1.62	44d	1	1.20mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	797	$1,395	$1.75	15d	9	1.24mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	775	$1,310	$1.69	21d	2	1.24mi
109 Perry St Petersburg, VA	1.0–2.0	1.0–2.0	787	$1,577	$2.00	2d	15	1.27mi
714 High St Apt E Petersburg, VA	2.0	2.0	924	$1,300	$1.41	21d	1	1.27mi
16 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	769	$2,312	$3.01	2d	17	1.38mi
9 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	721	$1,350	$1.87	17d	6	1.45mi

Listing history 1 events

1. 2026-05-15
   listed $75,000 Active

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $16,782
• − Mortgage interest: −$4,201
• − Property taxes: −$1,006
• − Insurance: −$375
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,182
• Taxable income: $6,333
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,637/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: Chesterfield County · 406,988 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 42,012
• Household income: $57,813
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 2485.0

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 0.57)
• Race & ethnicity: Black 58% White 31% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▲ 1.45%
• Current HPI: 480.5365
• Rent YoY: ▲ 5.89%
• 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

1 event — show timeline

• 2026-05-15 Listed $75,000 CVRMLS

Property tax history

+1.0%/yr

Latest (2025): $1,006 · +15.3% YoY. Source: county tax records.