210 Plumtree Ave · Colonial Heights, VA 23834

$174,950

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 4 Days on market

Built 1953 10,018 sqft lot Est $225k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Schools +4.9/10.0
• DSCR +4.4/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute Rancher with 3 Bedrooms, 1 Bath, Dinning Area and Kitchen with Pantry! Vinyl Siding, Gas Heat and Central Air! Large Fenced Back Yard with patio and 3 Sheds! Property is being sold As-Is. Conventional or Cash sale only. Call Today!

Key facts

• Dinning area
• Gas heat
• Vinyl siding

Tags

• DINNING AREA
• KITCHEN WITH PANTRY
• VINYL SIDING
• GAS HEAT
• CENTRAL AIR
• LARGE FENCED BACK YARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; R2 zoning
• Construction: Frame construction with vinyl siding; Composition roof; Built as existing (year built: actual)
• Exterior features: Front porch; Back yard fencing (fenced); Shed(s)

Interior

• Kitchen: Stove
• Bedrooms: Three bedrooms on the first floor
• Flooring: Wood
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood flooring; Tub & shower in full bathroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $34 ($410/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 $148k (15.3% below list).
• Recommended offer: $148k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Colonial Heights — 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 74/100 on livability (#146 in VA, #4,726 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D, crime F.
• Colonial Heights City Public School District (suburban): math 52% / reading 64% proficiency, ranked #67 of 131 in VA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeview Elementary (math 37% / reading 47%, grade F, #866 of 1,108 statewide, top 80%, 415 students, 87% FRL); Colonial Heights Middle (math 49% / reading 64%, grade B, #184 of 342 statewide, top 54%, 598 students, 86% FRL); Colonial Heights High (math 82% / reading 77%, grade A-, #63 of 319 statewide, top 22%, 876 students, 85% FRL) — zoned schools average 86% FRL vs 37% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 126 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 17 units permitted in Colonial Heights city 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.
• Colonial Heights County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $175k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 42% 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 $148,200 (15.3% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $224,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Battery Pl	0.29mi	3/1.0	990 (+1%)	2mo	$227,650	$230	83
131 W Westover Ave	0.25mi	3/1.5	987 (+1%)	3mo	$270,000	$274	82
221 Piedmont Ave	0.30mi	2/1.0 (-1)	936 (-4%)	1mo	$181,500	$194	73
202 Maple Ln	0.09mi	2/1.0 (-1)	1,048 (+7%)	8mo	$196,000	$187	72
1111 Shuford Ave	0.46mi	3/1.0	944 (-4%)	1mo	$250,000	$265	72
16904 Potts St	0.46mi	3/1.0	952 (-3%)	6mo	$230,000	$242	70
321 Yorktown Dr	0.53mi	3/1.0	984 (+1%)	7mo	$237,000	$241	69
706 Floral Ave	0.67mi	2/1.0 (-1)	930 (-5%)	1mo	$189,000	$203	55
914 Kensington	0.74mi	2/1.0 (-1)	973 (-0%)	7mo	$210,000	$216	53
231 Cameron Ave	0.60mi	2/1.0 (-1)	1,078 (+10%)	6mo	$210,000	$195	45
3601 Julep Dr	0.75mi	3/1.5	1,080 (+10%)	6mo	$253,000	$234	41
20201 Laurel Rd	0.71mi	2/1.0 (-1)	1,080 (+10%)	5mo	$120,000	$111	40

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 · 7.5% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.61×
• Total profit: $-19,184
• Equity at exit: $26,086

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $17,594
• Equity at exit: $15,126

Cash invested: $48,986 (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 23834

• Rents YoY: 7.5%
• Active inventory: 126
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$917
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $34

Break-even live

Break-even rent $1,439

Max offer price $174,950

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $84	+0% $34	+5% $-15	+10% $-65
Rent	-10% $-83	-5% $-24	+0% $34	+5% $93	+10% $151
Rate	-1.0pp $122	-0.5pp $79	base $34	+0.5pp $-11	+1.0pp $-57

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: $43,738
• Closing costs: $5,248
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Bradsher Ave Unit A Colonial Heights, VA	2.0	1.0	940	$1,050	$1.12	25d	1	0.25mi
114 Lee Ave Colonial Heights, VA	2.0	1.5	1088	$1,750	$1.61	25d	1	0.36mi
1118 Jett Ave Colonial Heights, VA	2.0	1.0	780	$1,400	$1.79	13d	1	0.54mi
20304 Loyal Ave South Chesterfield, VA	3.0	1.0	991	$1,650	$1.66	22d	1	0.57mi
1500 Concord Ave Unit 02 02 Colonial Heights, VA	2.0	1.5	915	$1,300	$1.42	3d	1	0.59mi
707 Hamilton Ave Colonial Heights, VA	2.0	1.0	999	$1,325	$1.33	13d	1	0.60mi
815 Floral Ave Colonial Heights, VA	3.0	1.0	908	$1,500	$1.65	22d	1	0.72mi
1400 Branders Bridge Rd Colonial Heights, VA	2.0	1.0–1.5	1034	$1,132	$1.09	3d	1	0.76mi
3301 Main St Unit A South Chesterfield, VA	2.0	1.0	990	$1,150	$1.16	3d	1	0.99mi
3716 Totty St South Chesterfield, VA	3.0	1.0	1092	$1,700	$1.56	45d	1	1.09mi
20900 Riverterrace Rd Petersburg, VA	2.0	1.0	950	$1,262	$1.33	3d	4	1.19mi
714 High St Apt E Petersburg, VA	2.0	2.0	924	$1,300	$1.41	23d	1	1.25mi
214 N Dunlop St Petersburg, VA	1.0–2.0	1.0–2.0	799	$1,395	$1.74	3d	11	1.31mi
214 N Dunlop St Unit 119 Petersburg, VA	2.0	2.0	988	$1,399	$1.42	45d	1	1.31mi
214 N Dunlop St Apt 305 Petersburg, VA	2.0	2.0	945	$1,350	$1.43	46d	1	1.31mi
214 N Dunlop St Unit 404 Petersburg, VA	2.0	2.0	863	$1,400	$1.62	45d	1	1.31mi
250 E Bank St Petersburg, VA	2.0	1.0–2.0	862	$1,509	$1.75	3d	19	1.31mi
107 New Castle Dr Colonial Heights, VA	2.0	1.5	1025	$1,325	$1.29	13d	1	1.34mi
127 Newcastle Dr Colonial Heights, VA	2.0	1.5	1025	$1,325	$1.29	25d	1	1.34mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	834	$1,399	$1.68	21d	2	1.37mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	745	$1,395	$1.87	3d	8	1.37mi
30 Franklin St Petersburg, VA	2.0	1.0–2.0	755	$1,550	$2.05	21d	1	1.39mi
214 N Dunlop St Unit 400 Petersburg, VA	2.0	2.0	892	$1,500	$1.68	45d	1	1.40mi
9 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	721	$1,350	$1.87	18d	6	1.40mi
16 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	769	$2,312	$3.01	3d	17	1.43mi

Listing history 3 events

1. 2026-06-21
   days on market $174,950 Active 4 DOM
2. 2026-06-17
   remarks 236-char remark
3. 2026-06-17
   listed $174,950 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $17,784
• − Mortgage interest: −$9,800
• − Property taxes: −$1,756
• − Insurance: −$875
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,089
• Taxable loss: −$2,581
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,029/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: Colonial Heights City Public School District
• NCES district ID: 5100960
• Math proficiency: 52% ▼ -31.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $50,368
• Composite: 49.41/100
• National rank: #2011
• State rank: #67 of 131 in VA

Livability — Colonial Heights

• Score: 74/100
• State rank: #146
• US rank: #4726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colonial Heights, VA
• County: Chesterfield County · 406,988 people
• City population: 26,628
• Metro: Richmond, VA
• Population (ZIP): 26,628
• Household income: $84,338
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 814.0

Population outlook (Colonial Heights County) Hauer SSP2

• Today (2025): 18,627 people
• By 2030: 19,110 · +2.6%
• By 2040: 20,215 · +8.5%
• By 2050: 21,424 · +15.0%
• By 2075: 24,692 · +32.6%
• By 2100: 26,164 · +40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 22% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Korean 1%

Political lean MEDSL · Colonial Heights

• 2024 margin: Solid R (+32.5) · D 33.4% · R 65.8%
• 2008→2024 swing: +8.2pp toward D · 2008: -40.7pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+33.2 2016: R+39.3 2012: R+39.5 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.28%
• Current HPI: 294.4478
• Rent YoY: ▲ 7.50%
• 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

+516.2% since first listed

3 events — show timeline

• 2026-06-16 Listed $174,950 CVRMLS
• 2011-07-12 Sold (Public Records) $79,300 Public Records
• 1980-02-29 Sold (Public Records) $28,390 Public Records

Property tax history

+4.7%/yr

Latest (2026): $1,756 · +13.9% YoY. Source: county tax records.