3541 Pease Rd · Rockwood, VA 23112

$329,900

3 bd · 1.5 ba · 1,485 sqft · SingleFamily public records · 8 Days on market

Built 1972 $222/sqft · 14% below area Est $382k · 14% under

---

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 +13.7/15.0
• Cash flow +10.3/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained, one-owner home nestled in the highly desirable Genito Estates community. Situated on a generous lot, this property provides ample space to enjoy outdoor living while maintaining a sense of privacy! Tucked into a quiet cul-de-sac in Midlothian, this updated 3-bedroom open floor plan brick ranch offers the kind of one-level living that is increasingly hard to find, especially with this level of space, updates, and flexibility. Beautiful hardwood floors welcome you into the spacious living room, featuring a large bay window that fills the home with natural light. The open layout feels comfortable and connected from the moment you walk in, creating a natu

Key facts

• Built 1972
• Listed 8 days

Property features AI

Exterior

• Parking: Off-street parking; Oversized parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-story home; Resale property
• Construction: Brick, drywall, and frame construction; Composition roof; Crawl space foundation; Built (Actual year recorded)
• Exterior features: Storage; Shed; Stoop; Smoke detector(s)

Interior

• Kitchen: Electric cooking; Microwave; Oven; Eat-in kitchen
• Bedrooms: Bedroom 2 (First level); Bedroom 3 (First level)
• Flooring: Ceramic tile; Wood
• Bathrooms: One full bathroom; One half bathroom; Full bathroom with tub & shower (First level)
• Heating & cooling: Central air (electric); Electric heating; Heat pump
• Interior features: Breakfast area; Bay window; Ceiling fan(s); Eat-in kitchen; Fireplace; High speed internet; Main level primary bedroom; Cable TV; Wired for data; Walk-in closet(s); Thermal windows
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room (First level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (27.8% below list).
• Recommended offer: $238k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Rockwood — 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 77/100 on livability (#86 in VA, #2,803 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute F.
• Chesterfield County Public School District (suburban): math 52% / reading 64% proficiency, ranked #57 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Evergreen Elementary (math 60% / reading 64%, grade B, #480 of 1,108 statewide, top 46%, 811 students, 30% FRL); Swift Creek Middle (math 63% / reading 63%, grade B+, #134 of 342 statewide, top 40%, 1,115 students, 28% FRL); Clover Hill High (math 60% / reading 89%, grade B+, #107 of 319 statewide, top 37%, 1,775 students, 31% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 495 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,307 units permitted in Chesterfield County in 2024 (462 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Chesterfield County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $330k implies a 1191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $238,194 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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. 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?
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: 0.72% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (median comp): $382,150
• List price: $329,900
• Delta: -13.67%
• 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
3600 Clintwood Rd	0.43mi	3/2.0	1,404 (-6%)	0mo	$290,000	$207	69
3350 Kellynn Dr	0.62mi	3/1.5	1,431 (-4%)	2mo	$329,500	$230	64
2869 Iverson Rd	0.58mi	3/2.0	1,420 (-4%)	1mo	$320,000	$225	63
12305 Leesburg Cir	0.48mi	4/2.0 (+1)	1,404 (-6%)	3mo	$357,500	$255	59
2915 S Ridge Dr	0.63mi	4/2.0 (+1)	1,482 (-0%)	7mo	$330,000	$223	57
3055 Quisenberry St	0.48mi	3/1.0	1,325 (-11%)	2mo	$335,000	$253	56
2818 Brookforest Rd	0.63mi	3/2.5	1,600 (+8%)	0mo	$354,500	$222	53
12307 Duck River Rd	0.41mi	4/3.5 (+1)	1,400 (-6%)	7mo	$374,950	$268	53
2929 South Ridge Dr	0.62mi	3/2.0	1,354 (-9%)	4mo	$330,000	$244	50
3030 Clintwood Rd	0.68mi	3/2.0	1,350 (-9%)	2mo	$315,000	$233	50
3016 S Ridge Dr	0.61mi	3/2.0	1,298 (-13%)	0mo	$320,000	$247	48
3120 Clintwood Rd	0.70mi	3/2.0	1,636 (+10%)	5mo	$365,000	$223	44

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-66,850
• Equity at exit: $49,189

10-year hold

• IRR: -16.0%
• Equity multiple: 0.13×
• Total profit: $-80,385
• Equity at exit: $28,524

Cash invested: $92,372 (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 23112

• Rents YoY: 2.3%
• Active inventory: 495
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$196 /mo · $2,358/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-182

Break-even live

Break-even rent $2,613

Max offer price $297,709

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-89	+0% $-182	+5% $-276	+10% $-369
Rent	-10% $-370	-5% $-276	+0% $-182	+5% $-88	+10% $6
Rate	-1.0pp $-16	-0.5pp $-98	base $-182	+0.5pp $-268	+1.0pp $-355

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3225 Hollyglen Ct Midlothian, VA	3.0	2.0	1274	$2,125	$1.67	25d	1	0.33mi
2900 Clintwood Rd Midlothian, VA	3.0	2.0	1500	$2,225	$1.48	22d	1	0.71mi
2350 Scenic Lake Dr Midlothian, VA	1.0–3.0	1.0–2.5	1255	$3,210	$2.56	3d	37	0.80mi
12201 Dutch Elm Cir Midlothian, VA	4.0	3.5	1848	$2,500	$1.35	25d	1	1.14mi
3900 Maze Runner Dr #201 Midlothian, VA	2.0	2.0	1156	$1,950	$1.69	4d	1	1.23mi
3900 Maze Runner Dr Midlothian, VA	2.0	2.0	1229	$1,825	$1.48	12d	2	1.23mi
4000 Maze Runner Dr Midlothian, VA	2.0	2.0	1302	$2,200	$1.69	22d	1	1.26mi
4613 Bridgewood Rd Midlothian, VA	3.0	1.0	1056	$1,995	$1.89	3d	1	1.38mi
12737 Deep Well Rd Midlothian, VA	3.0	2.5	1835	$2,600	$1.42	25d	1	1.38mi
3712 Mill Meadow Dr Midlothian, VA	3.0	2.5	1870	$2,495	$1.33	45d	1	1.38mi
12224 Petrel Xing Midlothian, VA	3.0	2.5	1764	$2,834	$1.61	25d	1	1.41mi
4100 Lonas Pkwy Midlothian, VA	1.0–3.0	1.0–2.0	969	$2,319	$2.39	3d	20	1.49mi

Listing history 17 events

1. 2026-06-19
   status $329,900 Pending 8 DOM
2. 2026-06-18
   days on market $329,900 Active 8 DOM
3. 2026-06-17
   days on market $329,900 Active 7 DOM
4. 2026-06-16
   days on market $329,900 Active 6 DOM
5. 2026-06-15
   days on market $329,900 Active 5 DOM
6. 2026-06-13
   days on market $329,900 Active 3 DOM
7. 2026-06-13
   pricestatusdays on market $329,900 Active 2 DOM
8. 2026-06-09
   days on market $339,900 Coming Soon 31 DOM
9. 2026-06-08
   days on market $339,900 Coming Soon 30 DOM
10. 2026-06-07
    days on market $339,900 Coming Soon 29 DOM
11. 2026-06-05
    days on market $339,900 Coming Soon 26 DOM
12. 2026-06-03
    days on market $339,900 Coming Soon 25 DOM
13. 2026-06-02
    days on market $339,900 Coming Soon 24 DOM
14. 2026-06-01
    days on market $339,900 Coming Soon 23 DOM
15. 2026-05-31
    days on market $339,900 Coming Soon 22 DOM
16. 2026-05-09
    historical $339,900 1900-char remark
17. 1972-08-18
    soldstatus $25,550

ⓘ 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: $2,358 · $196/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$348/yr (+$29/mo · 14.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $28,583
• − Mortgage interest: −$18,480
• − Property taxes: −$2,358
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$9,597
• Taxable loss: −$8,074
• Est. tax savings @ 24.0%: +$1,938
• After-tax cash flow: $-249/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: Chesterfield County Public School District
• NCES district ID: 5100840
• Math proficiency: 52% ▼ -30.00%
• Reading proficiency: 64% ▼ -15.00%
• Median HH income: $72,821
• Composite: 51.56/100
• National rank: #1712
• State rank: #57 of 131 in VA

Livability — Rockwood

• Score: 77/100
• State rank: #86
• US rank: #2803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chesterfield County · 406,988 people
• Metro: Richmond, VA
• Population (ZIP): 57,016
• Household income: $116,465
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 897.0

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 377,190 people
• By 2030: 395,710 · +4.9%
• By 2040: 427,694 · +13.4%
• By 2050: 452,706 · +20.0%
• By 2075: 505,533 · +34.0%
• By 2100: 521,282 · +38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Chesterfield

• 2024 margin: Lean D (+9.0) · D 53.8% · R 44.8% · Other 1.4%
• 2008→2024 swing: +16.4pp toward D · 2008: -7.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+6.7 2016: R+2.2 2012: R+7.1 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.87%
• Current HPI: 277.4841
• Rent YoY: ▲ 2.29%
• 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

+1191.2% since first listed

4 events — show timeline

• 2026-06-11 Listed $329,900 CVRMLS
• 2026-06-10 Price Changed $329,900 CVRMLS
• 2026-05-09 Coming Soon $339,900 CVRMLS
• 1972-08-18 Sold (Public Records) $25,550 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,358 · +7.9% YoY. Source: county tax records.