3325 Cliff Ave · Richmond, VA 23222

$215,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 45 Days on market

Built 1935 4,800 sqft lot Est $254k · 15% under

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Why this score? — see what drove the D+ 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 +14.4/15.0
• Cash flow +13.9/30.0
• Rent growth +4.4/5.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

>>>>> * * ATTENTION INVESTORS: HAVE MONEY FOR QUALIFIED INVESTORS AND OCCUPANTS MBOTH. NO CASH NEEDED OR CLOSING COSTS.

Key facts

• 4,800 sq ft lot
• Built 1935
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $22 ($260/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 $172k (19.9% below list).
• Recommended offer: $172k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Ginter Park Elementary (math 5% / reading 34%, grade F, #1,082 of 1,108 statewide, top 98%, 290 students, 99% FRL); Henderson Middle (math 37% / reading 54%, grade D+, #267 of 342 statewide, top 78%, 430 students, 98% FRL); John Marshall High (math 37% / reading 74%, grade C, #278 of 319 statewide, top 87%, 600 students, 113% FRL) — zoned schools average 103% FRL vs 74% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 185 active listings in the ZIP; 40 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).
• This rent runs 34% 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 $6k 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 45 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 19y 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 $86k; list at $215k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $172,246 (19.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $254,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3226 Cliff Ave	0.21mi	3/1.0	1,194 (+5%)	3mo	$156,000	$131	80
3512 Fendall Ave	0.32mi	2/1.0 (-1)	1,088 (-5%)	1mo	$157,000	$144	72
3407 Garland Ave	0.16mi	2/1.0 (-1)	1,242 (+9%)	2mo	$301,500	$243	71
622 Pollock St	0.51mi	3/1.5	1,122 (-2%)	2mo	$285,000	$254	70
103 E Laburnum Ave	0.41mi	4/1.0 (+1)	1,189 (+4%)	3mo	$199,000	$167	66
3020 Woodrow Ave	0.44mi	3/1.0	1,290 (+13%)	1mo	$190,000	$147	57
611 Pollock St	0.48mi	2/1.0 (-1)	1,254 (+10%)	0mo	$280,000	$223	56
504 Arnold Ave	0.46mi	3/2.5	1,254 (+10%)	2mo	$340,000	$271	54
603 Arnold Ave	0.54mi	3/1.5	1,284 (+13%)	0mo	$345,000	$269	51
613 Pollock St	0.48mi	2/1.0 (-1)	990 (-13%)	2mo	$145,500	$147	49
3906 Alma Ave	0.53mi	4/2.0 (+1)	1,260 (+10%)	2mo	$275,000	$218	48
3510 Maryland Ave	0.74mi	3/2.0	1,305 (+14%)	1mo	$350,000	$268	36

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 · 7.43% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-25,503
• Equity at exit: $32,057

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $15,375
• Equity at exit: $18,589

Cash invested: $60,200 (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 23222

• Rents YoY: 7.4%
• Active inventory: 185
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $22

Break-even live

Break-even rent $1,695

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $83	+0% $22	+5% $-39	+10% $-100
Rent	-10% $-114	-5% $-46	+0% $22	+5% $90	+10% $158
Rate	-1.0pp $130	-0.5pp $76	base $22	+0.5pp $-34	+1.0pp $-91

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Branch Ave Richmond, VA	3.0	1.0	800	$1,300	$1.62	45d	1	0.23mi
3716 Delmont St Richmond, VA	2.0	2.0	890	$1,122	$1.26	45d	1	0.27mi
106 Trafton St Richmond, VA	2.0	1.0	720	$1,600	$2.22	4d	1	0.33mi
106 Trafton St Richmond, VA	2.0	1.0	720	$1,600	$2.22	18d	1	0.33mi
3800 North Ave Richmond, VA	3.0	1.0	1008	$1,650	$1.64	13d	1	0.33mi
401 Winston St Richmond, VA	2.0	1.0	784	$1,250	$1.59	3d	15	0.39mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	21d	1	0.48mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	25d	1	0.48mi
622 Pollock St Richmond, VA	3.0	1.5	1122	$2,300	$2.05	25d	1	0.51mi
3600 Moss Side Ave Unit B Richmond, VA	2.0	1.0	800	$2,195	$2.74	45d	1	0.62mi
3211 Maryland Ave Richmond, VA	4.0	1.5	1344	$1,871	$1.39	45d	1	0.67mi
3117 Meadowbridge Rd Richmond, VA	2.0	1.0	887	$1,225	$1.38	45d	1	0.67mi
3909 Patrick Ave Richmond, VA	3.0	1.5	1200	$2,650	$2.21	45d	1	0.75mi
3418 Carolina Ave Unit A Richmond, VA	2.0	1.0	1000	$1,524	$1.52	45d	1	0.77mi
2807 Edgewood Ave Richmond, VA	3.0	1.0	1320	$1,750	$1.33	45d	1	0.79mi
2922 Noble Ave Unit A Richmond, VA	2.0	1.0	1200	$1,499	$1.25	6d	1	0.79mi
3425 Carolina Ave Unit A Richmond, VA	3.0	1.0	1300	$1,400	$1.08	45d	1	0.80mi
3425 Carolina Ave Unit B Richmond, VA	3.0	1.0	1300	$1,400	$1.08	25d	1	0.81mi
3202 1st Ave Richmond, VA	3.0	2.5	1440	$2,062	$1.43	23d	1	0.84mi
3510 Chamberlayne Ave Apt S Richmond, VA	2.0	1.0	849	$1,175	$1.38	25d	1	0.90mi
2420 Barton Ave Apt 2 Richmond, VA	2.0	1.0	900	$1,150	$1.28	25d	1	0.93mi
2416 Barton Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,150	$1.15	45d	1	0.96mi
2806 Hawthorne Ave Unit 1 Richmond, VA	2.0	1.0	1144	$1,400	$1.22	45d	1	0.96mi
3621 Enslow Ave Richmond, VA	2.0	1.5	1232	$2,850	$2.31	25d	1	0.96mi
2810 2nd Ave Richmond, VA	2.0	1.0	1120	$1,950	$1.74	45d	1	0.97mi
2400 Barton Ave Richmond, VA	2.0	1.0	813	$1,245	$1.53	6d	2	1.01mi
3200 Brook Rd Richmond, VA	1.0–2.0	1.0–2.5	968	$2,633	$2.72	3d	20	1.07mi
3810 Chamberlayne Ave Unit G Richmond, VA	2.0	1.0	750	$1,095	$1.46	18d	1	1.07mi
3810 Chamberlayne Ave Unit B Richmond, VA	2.0	1.0	850	$1,095	$1.29	45d	1	1.07mi
3103 Dill Ave Richmond, VA	3.0	1.5	1380	$2,050	$1.49	25d	1	1.08mi
2919 4th Ave #2 Richmond, VA	2.0	2.0	950	$1,287	$1.35	45d	1	1.10mi
3119 4th Ave Richmond, VA	2.0	1.0	820	$1,225	$1.49	18d	1	1.16mi
3317 Waverly Blvd Unit B Richmond, VA	3.0	2.0	1500	$1,875	$1.25	18d	1	1.17mi
1519 Byron St Richmond, VA	3.0	1.5	1384	$1,700	$1.23	4d	1	1.27mi
2000 Lamb Ave Apt C Richmond, VA	2.0	1.0	750	$1,295	$1.73	45d	1	1.29mi
1910 North Ave Richmond, VA	3.0	1.0	1010	$1,595	$1.58	12d	1	1.30mi
200 Minor St Unit A Richmond, VA	3.0	1.0	1100	$1,295	$1.18	25d	1	1.35mi
3811 Larry St Richmond, VA	3.0	1.0	840	$1,695	$2.02	25d	1	1.41mi
3811 Larry St Richmond, VA	3.0	1.0	840	$1,695	$2.02	21d	1	1.41mi
1801 Monteiro Ave Unit 1 Richmond, VA	2.0	2.0	1500	$1,550	$1.03	6d	1	1.41mi

Listing history 32 events

1. 2026-03-06
   status Pending
2. 2026-02-24
   price $215,000
3. 2026-01-19
   listed $225,000 Active
4. 2010-12-27
   soldstatus $86,500 137-char remark

   Show marketing remark (137 chars)

   >>>>> * * ATTENTION INVESTORS: HAVE MONEY FOR QUALIFIED INVESTORS AND OCCUPANTS MBOTH. NO CASH NEEDED OR CLOSING COSTS.

5. 2010-10-07
   listed $79,950 137-char remark

   Show marketing remark (137 chars)

   >>>>> * * ATTENTION INVESTORS: HAVE MONEY FOR QUALIFIED INVESTORS AND OCCUPANTS MBOTH. NO CASH NEEDED OR CLOSING COSTS.

6. 2010-10-01
   historical
7. 2010-06-05
   listed $89,500
8. 2009-09-22
   historical
9. 2009-09-22
   historical
10. 2009-09-22
    historical
11. 2008-08-20
    soldstatus $45,000
12. 2008-08-20
    soldstatus $45,000
13. 2008-07-07
    listed $49,500
14. 2008-07-07
    listed $49,500
15. 2008-06-04
    historical
16. 2008-02-20
    listed $49,500
17. 2008-02-20
    listed $49,500
18. 2008-02-19
    historical
19. 2007-09-11
    historical
20. 2007-09-11
    historical
21. 2007-09-10
    listed $69,900
22. 2007-09-10
    listed $69,900
23. 2007-08-14
    listed $93,500
24. 2007-08-14
    listed $93,500
25. 2007-08-12
    historical
26. 2007-05-11
    listed $96,900
27. 2007-05-11
    listed $96,900
28. 2007-04-30
    historical
29. 2007-04-30
    historical
30. 2007-03-26
    listed $103,000
31. 2007-03-26
    listed $103,000
32. 1997-06-18
    soldstatus $38,200

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$299/yr (+$25/mo · 20.4%)

ⓘ 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 7/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,670
• − Mortgage interest: −$12,043
• − Property taxes: −$1,464
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$6,255
• Taxable loss: −$3,474
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $1,094/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): 26,322
• Household income: $61,345
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1325.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 21% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -288.72%
• Current HPI: 428.4029
• Rent YoY: ▲ 7.43%
• 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

+462.8% since first listed

32 events — show timeline

• 2026-03-06 Pending — CVRMLS
• 2026-02-24 Price Changed $215,000 CVRMLS
• 2026-01-19 Listed $225,000 CVRMLS
• 2010-12-27 Sold (MLS) $86,500 CVRMLS
• 2010-10-07 Listed $79,950 CVRMLS
• 2010-10-01 Listing Removed — CVRMLS
• 2010-06-05 Listed $89,500 CVRMLS
• 2009-09-22 Listing Removed — CVRMLS
• 2009-09-22 Listing Removed — CVRMLS
• 2009-09-22 Listing Removed — CVRMLS
• 2008-08-20 Sold (MLS) $45,000 CVRMLS
• 2008-08-20 Sold (MLS) $45,000 CVRMLS
• 2008-07-07 Listed $49,500 CVRMLS
• 2008-07-07 Listed $49,500 CVRMLS
• 2008-06-04 Listing Removed — CVRMLS
• 2008-02-20 Listed $49,500 CVRMLS
• 2008-02-20 Listed $49,500 CVRMLS
• 2008-02-19 Listing Removed — CVRMLS
• 2007-09-11 Listing Removed — CVRMLS
• 2007-09-11 Listing Removed — CVRMLS
• 2007-09-10 Listed $69,900 CVRMLS
• 2007-09-10 Listed $69,900 CVRMLS
• 2007-08-14 Listed $93,500 CVRMLS
• 2007-08-14 Listed $93,500 CVRMLS
• 2007-08-12 Listing Removed — CVRMLS
• 2007-05-11 Listed $96,900 CVRMLS
• 2007-05-11 Listed $96,900 CVRMLS
• 2007-04-30 Listing Removed — CVRMLS
• 2007-04-30 Listing Removed — CVRMLS
• 2007-03-26 Listed $103,000 CVRMLS
• 2007-03-26 Listed $103,000 CVRMLS
• 1997-06-18 Sold (Public Records) $38,200 Public Records

Property tax history

-2.8%/yr

Latest (2022): $1,464 · +110.9% YoY. Source: county tax records.