1025 W High St · Petersburg, VA 23803

$142,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 5 Days on market

Built 1912 5,000 sqft lot Est $230k · 38% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +5.7/10.0
• 1% rule +5.5/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located less than 2 miles from Virginia State University, this property offers an exciting opportunity in the heart of Petersburg’s rapidly revitalizing West End. Built in 1912, this 3 Bedroom, 1 Bath home features classic architectural character, millwork, and increasingly rare early-20th-century craftsmanship. Offered as is, it provides an exciting canvas for restoration, investment, or redevelopment in an area experiencing meaningful growth. Positioned along W High Street, the home is just moments from Petersburg’s expanding network of local businesses, historic landmarks, and cultural destinations. Residents enjoy easy access to Old Towne Petersburg, known for its vibrant dining scene, coffee shops, breweries, and boutique retail. The surrounding area continues to attract attention for its revitalization efforts, adaptive-reuse projects, and renewed interest from homeowners and investors. Outdoor enthusiasts appreciate nearby scenic walking trails and the recreational access of the Appomattox River. Commuters benefit from close proximity to I-95, I-85, and Route 460, offering quick connections to Richmond, Fort Lee, and surrounding employment centers. With its historic charm and a location positioned within one of Petersburg’s most promising growth corridors, this property offers exceptional potential for those ready to bring new life to a classic home!

Key facts

• Historic landmarks
• 5,000 sq ft lot
• Built 1912

Tags

• HISTORIC LANDMARKS
• SCENIC WALKING TRAILS
• CLOSE PROXIMITY TO I95
• CLOSE PROXIMITY TO I85
• CLOSE PROXIMITY TO ROUTE 460
• QUICK CONNECTIONS TO RICHMOND

Property features AI

Finance

• HOA & community: No HOA (N/A)

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached bungalow; One story; Basement foundation
• Construction: Basement foundation; Stucco construction; Composite roof
• Exterior features: Stucco siding; Composite roof; Approximately 0.11 acre lot; Neighborhood: PRIDESFIELD

Interior

• Kitchen: Electric range; Refrigerator; Pantry adjacent to kitchen
• Bedrooms: First-floor master bedroom; Two additional first-floor bedrooms
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Laminate, vinyl, and wood flooring; Pantry; Front porch; Fixer upper
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Cap rate 8.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Pleasants Lane Elementary (math 12% / reading 32%, grade F, #1,069 of 1,108 statewide, top 97%, 540 students, 102% FRL); Petersburg High (math 43% / reading 62%, grade C-, #293 of 319 statewide, top 92%, 1,080 students, 97% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 21d 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 ($982 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 $40k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $77k; list at $142k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $142,000

Questions for the listing agent

1. Built in 1912 — 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: 1.05% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $229,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1224 Mckenzie St	0.19mi	3/1.0	1,320 (-3%)	9mo	$95,000	$72	79
1163 Hinton St	0.23mi	3/2.0	1,404 (+3%)	3mo	$282,000	$201	77
1127 W Washington St	0.25mi	2/1.0 (-1)	1,356 (-0%)	11mo	$115,000	$85	73
210 S West St	0.42mi	3/2.0	1,380 (+2%)	3mo	$232,999	$169	71
811 Mckenzie	0.27mi	4/2.0 (+1)	1,498 (+10%)	8mo	$124,000	$83	55
623 Pegram St	0.75mi	3/2.0	1,360 (0%)	8mo	$265,000	$195	54
1005 Rome St	0.37mi	3/2.5	1,540 (+13%)	2mo	$290,000	$188	53
829 Rome St	0.43mi	3/2.0	1,157 (-15%)	1mo	$170,000	$147	50
223 S West St	0.45mi	3/2.5	1,184 (-13%)	3mo	$258,000	$218	49
219 S Jones St	0.54mi	3/2.0	1,197 (-12%)	3mo	$250,000	$209	48
1455 Ferndale Ave	0.63mi	3/2.0	1,527 (+12%)	6mo	$199,950	$131	41
845 Wilcox St	0.54mi	4/2.0 (+1)	1,532 (+13%)	9mo	$70,100	$46	37

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: 12.8%
• Equity multiple: 1.68×
• Total profit: $27,201
• Equity at exit: $51,821

10-year hold

• IRR: 17.7%
• Equity multiple: 3.40×
• Total profit: $95,535
• Equity at exit: $71,531

Cash invested: $39,760 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$745
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $266

Break-even live

Break-even rent $1,160

Max offer price $142,000

Occupancy floor 77%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 N Dunlop St Unit 400 Petersburg, VA	2.0	2.0	892	$1,500	$1.68	43d	1	0.14mi
214 N Dunlop St Petersburg, VA	1.0–2.0	1.0–2.0	799	$1,395	$1.74	1d	11	0.18mi
214 N Dunlop St Apt 305 Petersburg, VA	2.0	2.0	945	$1,350	$1.43	44d	1	0.18mi
214 N Dunlop St Unit 119 Petersburg, VA	2.0	2.0	988	$1,399	$1.42	43d	1	0.18mi
714 High St Apt E Petersburg, VA	2.0	2.0	924	$1,300	$1.41	21d	1	0.31mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	834	$1,399	$1.68	19d	2	0.32mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	745	$1,395	$1.87	1d	8	0.32mi
3301 Main St Unit A South Chesterfield, VA	2.0	1.0	990	$1,150	$1.16	1d	1	0.40mi
712 W Washington St Unit B Petersburg, VA	2.0	1.0	1209	$1,250	$1.03	23d	1	0.40mi
1137 Willcox St Petersburg, VA	4.0	3.0	1872	$2,600	$1.39	43d	1	0.54mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	43d	1	0.56mi
408 S West St Petersburg, VA	2.0	1.0	900	$1,095	$1.22	21d	1	0.56mi
3716 Totty St South Chesterfield, VA	3.0	1.0	1092	$1,700	$1.56	43d	1	0.56mi
109 Perry St Petersburg, VA	1.0–2.0	1.0–2.0	787	$1,577	$2.00	1d	15	0.76mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	797	$1,395	$1.75	14d	9	0.78mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	775	$1,310	$1.69	21d	2	0.78mi
16 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	769	$2,312	$3.01	1d	17	0.81mi
1740 Randolph Ave Petersburg, VA	4.0	2.0	1400	$2,000	$1.43	10d	1	0.93mi
20900 Riverterrace Rd Petersburg, VA	2.0	1.0	950	$1,262	$1.33	1d	4	0.95mi
838 S Jones St Unit B Petersburg, VA	2.0	1.0	1296	$1,100	$0.85	43d	1	1.09mi
30 Franklin St Petersburg, VA	2.0	1.0–2.0	755	$1,550	$2.05	19d	1	1.10mi
406 Bradsher Ave Unit A Colonial Heights, VA	2.0	1.0	940	$1,050	$1.12	23d	1	1.15mi
110 Grigg St Petersburg, VA	3.0	1.5	1200	$1,600	$1.33	1d	1	1.15mi
20304 Loyal Ave South Chesterfield, VA	3.0	1.0	991	$1,650	$1.66	20d	1	1.24mi
1131 Hawk St Petersburg, VA	3.0	2.0	1100	$1,800	$1.64	43d	1	1.26mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	43d	1	1.28mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	23d	1	1.28mi
250 E Bank St Petersburg, VA	2.0	1.0–2.0	862	$1,509	$1.75	1d	19	1.31mi
2125 Dupuy Rd Petersburg, VA	3.0	1.0	1063	$1,299	$1.22	1d	1	1.35mi
1649 Delmar Ave Petersburg, VA	3.0	1.5	1248	$1,700	$1.36	1d	1	1.38mi
114 Lee Ave Colonial Heights, VA	2.0	1.5	1088	$1,750	$1.61	23d	1	1.39mi
211 Jefferson Ave Colonial Heights, VA	4.0	2.0	1507	$1,900	$1.26	1d	1	1.40mi
1517 Halifax St Unit 10 Petersburg, VA	2.0	1.0	900	$995	$1.11	43d	1	1.40mi
147 Witten St Petersburg, VA	3.0	1.0	1170	$1,495	$1.28	10d	1	1.41mi
310 Saint Luke St Petersburg, VA	3.0	2.0	1020	$1,491	$1.46	23d	1	1.48mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $142,000 Under Contract 5 DOM
2. 2026-06-05
   days on market $142,000 Active 3 DOM
3. 2026-06-03
   days on market $142,000 Active 2 DOM
4. 2026-06-02
   remarks 687-char remark
5. 2026-06-02
   listed $142,000 Active 1 DOM

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,346 · $112/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $17,955
• − Mortgage interest: −$7,954
• − Property taxes: −$1,346
• − Insurance: −$710
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,131
• Taxable income: $941
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $2,966/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

+84.4% since first listed

11 events — show timeline

• 2026-06-01 Listed $142,000 CVRMLS
• 2026-06-01 Listed $142,000 WMLS
• 2026-06-01 Listed $142,000 REINMLS
• 2010-01-04 Listing Removed — CVRMLS
• 2009-11-19 Listing Removed — CVRMLS
• 2009-05-18 Listed $99,950 CVRMLS
• 2009-05-18 Listed $99,950 CVRMLS
• 2005-07-26 Sold (MLS) $77,000 CVRMLS
• 2005-07-26 Sold (MLS) $77,000 CVRMLS
• 2005-05-12 Listed $77,000 CVRMLS
• 2005-05-12 Listed $77,000 CVRMLS

Property tax history

+1.8%/yr

Latest (2025): $1,346 · +9.6% YoY. Source: county tax records.