3490 Hadensville Fife Rd · Goochland, VA 23063

$182,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1965 3.93 ac lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

Key facts

• Two parcels
• 2 wells
• New septic system

Tags

• NEARLY 4 ACRES
• TWO HOMES
• TWO PARCELS
• SEPARATE SEPTIC SYSTEMS
• 2 WELLS
• NEW SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Cap rate 9.7% vs local median 1.6% in Goochland — 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 73/100 on livability (#160 in VA, #4,994 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, housing F.
• Goochland County Public School District (rural): math 57% / reading 74% proficiency, ranked #29 of 131 in VA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Goochland Middle (math 48% / reading 73%, grade B+, #156 of 342 statewide, top 46%, 573 students, 32% FRL); Goochland High (math 58% / reading 85%, grade B+, #145 of 319 statewide, top 45%, 890 students, 28% FRL).
• Market conditions: 69 active listings in the ZIP; 322 units permitted in Goochland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Goochland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,500

Questions for the listing agent

1. Built in 1965 — 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 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,456
• Equity at exit: $27,211

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $45,296
• Equity at exit: $15,779

Cash invested: $51,100 (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 23063

• Home prices YoY: -27.2%
• Active inventory: 69
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $520

Break-even live

Break-even rent $1,353

Max offer price $182,500

Occupancy floor 69%

Sensitivity live

Price	-10% $623	-5% $572	+0% $520	+5% $468	+10% $417
Rent	-10% $361	-5% $441	+0% $520	+5% $599	+10% $679
Rate	-1.0pp $612	-0.5pp $566	base $520	+0.5pp $473	+1.0pp $425

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-15
   status Pending

   Show marketing remark (745 chars)

   Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

2. 2026-02-15
   status Pending 745-char remark

   Show marketing remark (745 chars)

   Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

3. 2026-02-13
   status Active
4. 2026-02-11
   status Active 745-char remark

   Show marketing remark (745 chars)

   Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

5. 2025-11-18
   price $182,500 745-char remark

   Show marketing remark (745 chars)

   Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

6. 2025-11-18
   listed $182,500 Active

   Show marketing remark (745 chars)

   Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

7. 2025-11-17
   listed $172,500 Active 745-char remark

   Show marketing remark (745 chars)

   Don't miss this great opportunity! No HOA and plenty of options on nearly 4 acres in a rural setting. Currently offering two homes on two parcels with 2 separate septic systems. This could be an ideal scenario for combining parcels and building one larger home of your dreams. 2 wells in total, but currently sharing one well. Condition of the 2nd well is unknown. The primary home had a new septic system installed in the past 3 years. Sitting on the 2 acres lot, the primary home needs a little elbow grease and TLC, but is priced to sell. The secondary home is the trailer - which also needs some TLC but could be great for out of town guests! Live in one and fix up the other! Only 18 minutes to Goochland, and six minutes to Interstate 64.

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$1,067/yr (+$89/mo · 248.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,134
• − Mortgage interest: −$10,223
• − Property taxes: −$429
• − Insurance: −$912
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$5,309
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $5,424/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: Goochland County Public School District
• NCES district ID: 5101650
• Math proficiency: 57% ▼ -27.00%
• Reading proficiency: 74% ▼ -9.00%
• Median HH income: $80,577
• Composite: 58.49/100
• National rank: #999
• State rank: #29 of 131 in VA

Livability — Goochland

• Score: 73/100
• State rank: #160
• US rank: #4994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,728

Population outlook (Goochland County) Hauer SSP2

• Today (2025): 24,040 people
• By 2030: 24,743 · +2.9%
• By 2040: 25,755 · +7.1%
• By 2050: 26,341 · +9.6%
• By 2075: 29,328 · +22.0%
• By 2100: 29,432 · +22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 21% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 3%
• Languages at home: 92% English-only · Other Indo-European 5% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Goochland

• 2024 margin: R (+18.6) · D 40.1% · R 58.7% · Other 1.1%
• 2008→2024 swing: +4.0pp toward D · 2008: -22.5pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+19.4 2016: R+25.1 2012: R+28.4 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.61%
• Current HPI: 201.9426
• Rent YoY: —
• Metro: —
• 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

+5.8% since first listed

7 events — show timeline

• 2026-02-15 Pending — CVRMLS
• 2026-02-15 Pending — CAAR
• 2026-02-13 Relisted — CVRMLS
• 2026-02-11 Relisted — CAAR
• 2025-11-18 Price Changed $182,500 CAAR
• 2025-11-18 Listed $182,500 CVRMLS
• 2025-11-17 Listed $172,500 CAAR

Property tax history

+4.6%/yr

Latest (2026): $429 · +5.9% YoY. Source: county tax records.