736 Harding St · Petersburg, VA 23803

$149,900

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 32 Days on market

Built 1947 4,917 sqft lot $142/sqft · 17% below area Est $180k · 17% 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).

• Cash flow +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +5.7/10.0
• DSCR +4.8/10.0
• Rent growth +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Freshly renovated 3 bedroom 1 bath home ready for you to move in! Large living room with fireplace and mini-split. Completely redone kitchen with plenty of cabinet space and new appliances. Huge 20x11 primary bedroom with double closets. New windows, new LVP flooring (with original hardwood under), fully renovated bathroom, fresh paint, new mini-split heating/cooling, new water heater, updated plumbing, new electrical panel, new kitchen cabinets and countertops. Hurry!!!

Key facts

• Double closets
• Renovated kitchen
• New appliances

Tags

• RENOVATED KITCHEN
• NEW APPLIANCES
• DOUBLE CLOSETS
• NEW WINDOWS
• NEW LVP FLOORING
• FULLY RENOVATED BATHROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Resale condition
• Construction: Frame construction with vinyl siding and drywall; Composition roof; Crawl space foundation; Built previously (actual year built available in records)
• Exterior features: Front porch; Partially fenced yard

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Main-level primary included (property has a total of 6 rooms)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Fireplace (masonry); Laminate counters; Main-level primary bedroom
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $60 ($715/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 $129k (14.1% below list).
• Recommended offer: $129k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 40 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 $3k of equity ($1k loan paydown + $2k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $150k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% 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 $128,783 (14.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $180,065
• List price: $149,900
• Delta: -16.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 St Matthew St	0.09mi	2/1.0	1,152 (+9%)	2mo	$130,000	$113	79
122 Kentucky Ave	0.15mi	3/1.0 (+1)	1,012 (-4%)	6mo	$167,000	$165	76
738 Sterling St	0.08mi	3/2.0 (+1)	1,023 (-3%)	8mo	$172,500	$169	76
747 Wilson St	0.09mi	3/2.0 (+1)	1,120 (+6%)	1mo	$220,000	$196	76
731 Blick St	0.14mi	2/1.5	1,144 (+8%)	8mo	$210,000	$184	71
1135 Arlington St	0.51mi	2/1.0	1,056 (+0%)	9mo	$178,500	$169	68
139 Virginia Ave	0.18mi	3/2.0 (+1)	1,132 (+7%)	7mo	$242,000	$214	64
628 St Luke St	0.47mi	3/2.0 (+1)	1,104 (+5%)	5mo	$225,000	$204	57
609 Carter St	0.38mi	3/1.5 (+1)	977 (-7%)	9mo	$140,000	$143	55
1250 Hilton Pl	0.60mi	2/1.0	902 (-14%)	2mo	$95,000	$105	46
1401 Talley Ave	0.75mi	3/1.5 (+1)	1,002 (-5%)	9mo	$195,000	$195	42
219 S Jones St	0.72mi	3/2.0 (+1)	1,197 (+14%)	3mo	$250,000	$209	32

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: 6.2%
• Equity multiple: 1.33×
• Total profit: $13,744
• Equity at exit: $54,704

10-year hold

• IRR: 11.6%
• Equity multiple: 2.57×
• Total profit: $65,833
• Equity at exit: $75,510

Cash invested: $41,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$786
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $60

Break-even live

Break-even rent $1,212

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 N Carolina Ave Petersburg, VA	2.0	1.0	718	$1,025	$1.43	24d	1	0.28mi
838 S Jones St Unit B Petersburg, VA	2.0	1.0	1296	$1,100	$0.85	44d	1	0.35mi
310 Saint Luke St Petersburg, VA	3.0	2.0	1020	$1,491	$1.46	24d	1	0.37mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	797	$1,395	$1.75	15d	9	0.59mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	775	$1,310	$1.69	21d	2	0.59mi
109 Perry St Petersburg, VA	1.0–2.0	1.0–2.0	787	$1,577	$2.00	2d	15	0.64mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	44d	1	0.69mi
16 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	769	$2,312	$3.01	2d	17	0.72mi
1131 Hawk St Petersburg, VA	3.0	2.0	1100	$1,800	$1.64	44d	1	0.72mi
9 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	721	$1,350	$1.87	17d	6	0.76mi
212 S Dunlop St Petersburg, VA	2.0	1.0	700	$1,250	$1.79	44d	1	0.78mi
929 Farmer St Petersburg, VA	2.0	1.0	850	$895	$1.05	24d	1	0.78mi
1111 Stainback St Apt 2 Petersburg, VA	2.0	1.0	750	$895	$1.19	44d	1	0.79mi
408 S West St Petersburg, VA	2.0	1.0	900	$1,095	$1.22	21d	1	0.80mi
1121 Stainback St Unit 5202 Petersburg, VA	2.0	1.0	800	$995	$1.24	44d	1	0.83mi
1121 Stainback St Unit 2108 Petersburg, VA	2.0	1.0	800	$995	$1.24	24d	1	0.83mi
15 N Union St Petersburg, VA	1.0	1.0	660	$1,072	$1.62	17d	9	0.83mi
712 W Washington St Unit B Petersburg, VA	2.0	1.0	1209	$1,250	$1.03	24d	1	0.85mi
30 Franklin St Petersburg, VA	2.0	1.0–2.0	755	$1,550	$2.05	19d	1	0.89mi
1640 Johnson Rd Petersburg, VA	1.0–3.0	1.0–1.5	972	$1,289	$1.33	2d	11	0.89mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	745	$1,395	$1.87	2d	8	0.94mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	834	$1,399	$1.68	19d	2	0.94mi
1517 Halifax St Unit 10 Petersburg, VA	2.0	1.0	900	$995	$1.11	44d	1	0.96mi
424 Roundtop Ave Petersburg, VA	3.0	1.0	988	$1,350	$1.37	44d	1	1.02mi
230 N Sycamore St Petersburg, VA	1.0	1.0	622	$1,150	$1.85	2d	7	1.03mi
232 High St Unit B Petersburg, VA	1.0	1.0	750	$1,400	$1.87	2d	1	1.04mi
714 High St Apt E Petersburg, VA	2.0	2.0	924	$1,300	$1.41	21d	1	1.04mi
226 High St Petersburg, VA	1.0	1.0	922	$1,500	$1.63	2d	1	1.05mi
1516 W Clara Dr Unit 8 Petersburg, VA	2.0	1.0	1000	$995	$0.99	17d	1	1.06mi
214 N Dunlop St Unit 400 Petersburg, VA	2.0	2.0	892	$1,500	$1.68	44d	1	1.07mi
214 N Dunlop St Petersburg, VA	1.0–2.0	1.0–2.0	799	$1,395	$1.74	2d	11	1.09mi
214 N Dunlop St Unit 119 Petersburg, VA	2.0	2.0	988	$1,399	$1.42	44d	1	1.09mi
214 N Dunlop St Apt 305 Petersburg, VA	2.0	2.0	945	$1,350	$1.43	44d	1	1.09mi
214 N Dunlop St Unit 404 Petersburg, VA	2.0	2.0	863	$1,400	$1.62	44d	1	1.09mi
25 W Bank St Petersburg, VA	1.0	1.0	765	$995	$1.30	2d	7	1.09mi
445 Roundtop Ave Petersburg, VA	2.0	1.0	750	$1,050	$1.40	2d	3	1.12mi
1814 East Blvd Petersburg, VA	2.0	1.0	972	$1,275	$1.31	44d	1	1.13mi
1823 Brandon Ave Petersburg, VA	3.0	1.0	1153	$1,600	$1.39	17d	1	1.13mi
250 E Bank St Petersburg, VA	2.0	1.0–2.0	862	$1,509	$1.75	2d	19	1.15mi
1025 S Crater Rd Petersburg, VA	1.0–3.0	1.0–2.0	795	$1,212	$1.52	2d	10	1.22mi

Listing history 12 events

1. 2026-06-10
   status $149,900 Pending 32 DOM
2. 2026-06-09
   days on market $149,900 Active 32 DOM
3. 2026-06-08
   pricedays on market $149,900 Active 31 DOM
4. 2026-06-07
   days on market $169,900 Active 30 DOM
5. 2026-06-05
   days on market $169,900 Active 27 DOM
6. 2026-06-03
   days on market $169,900 Active 26 DOM
7. 2026-06-02
   days on market $169,900 Active 25 DOM
8. 2026-06-01
   days on market $169,900 Active 24 DOM
9. 2026-05-31
   days on market $169,900 Active 23 DOM
10. 2026-05-18
    price $169,900 475-char remark
11. 2026-05-08
    listed $174,900 Active 475-char remark
12. 1995-09-22
    soldstatus $18,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 46% 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: $15,454
• − Mortgage interest: −$8,397
• − Property taxes: −$1,311
• − Insurance: −$750
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,361
• Taxable loss: −$1,836
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $1,156/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

+732.8% since first listed

5 events — show timeline

• 2026-06-09 Pending — CVRMLS
• 2026-06-08 Price Changed $149,900 CVRMLS
• 2026-05-18 Price Changed $169,900 CVRMLS
• 2026-05-08 Listed $174,900 CVRMLS
• 1995-09-22 Sold (Public Records) $18,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,311 · +205.3% YoY. Source: county tax records.