201 Crescent Ave · Colonial Heights, VA 23834

$185,000

4 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 1 Days on market

Built 1953 8,276 sqft lot Est $266k · 30% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.9/10.0
• 1% rule +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Cape Cod-style home located on a quiet cul-de-sac! Offering 4 bedrooms, 1.5 baths, hardwood floors, a formal dining room, and a spacious living room with a beautiful fireplace. The main level features 2 bedrooms and a full bath, while upstairs offers 2 additional bedrooms and a half bath. Enjoy the enclosed side sunroom, plus an enclosed rear porch with laundry area, deep sink, and pantry. Situated on a large, level backyard with plenty of space to enjoy. A great opportunity for investors or first-time buyers looking to build equity. Home needs renovations and TLC and is being sold as-is

Key facts

• 8,276 sq ft lot
• Parking
• Built 1953

Property features AI

Exterior

• Parking: Driveway; Off-street paved parking
• Utilities: Public water; Public sewer; Electric water heater; Electric power
• Home design: 2-story frame home; Vinyl siding and plaster exterior; Shingle roof; Entry level includes main-level primary; Zoned R2; Resale property
• Construction: Frame construction; Plaster; Vinyl siding; Shingle roof; Crawl space foundation; Built in (year built recorded as actual)
• Exterior features: Front porch; Rear porch; Porch; Awning(s); Storage shed; Paved driveway; Chain link partial fencing; Fenced (partial)

Interior

• Kitchen: Dishwasher; Electric cooking (oven/range/stove); Range hood
• Bedrooms: Main level primary
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric baseboard heating
• Interior features: Built-in bookcases; Separate/formal dining room; Fireplace; Laminate counters; Pantry; Walk-in closet(s); Storm windows; Main level primary
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $180k (2.9% below list).
• Recommended offer: $180k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Market conditions: Rents rising fast (+7.5%/yr); 124 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $179,714 (2.9% 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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $265,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Royal Oak Ave	0.44mi	4/2.0	1,345 (-2%)	7mo	$293,000	$218	68
650 Battery Pl	0.26mi	3/1.0 (-1)	1,324 (-4%)	8mo	$255,000	$193	68
656 Battery Pl	0.30mi	3/1.0 (-1)	1,291 (-6%)	3mo	$159,000	$123	66
000 Hamilton Ave	0.43mi	3/2.0 (-1)	1,320 (-4%)	2mo	$356,000	$270	65
322 Jackson Ave	0.44mi	3/1.0 (-1)	1,288 (-6%)	3mo	$250,000	$194	60
115 Suffolk Ave	0.40mi	3/1.5 (-1)	1,504 (+9%)	2mo	$275,000	$183	59
3403 South St	0.68mi	3/2.0 (-1)	1,368 (-1%)	6mo	$260,000	$190	55
807 Hamilton Ave	0.61mi	4/2.0	1,552 (+13%)	3mo	$360,000	$232	46
306 Hamilton Ave	0.41mi	3/1.0 (-1)	1,560 (+13%)	10mo	$220,000	$141	43
212 Norfolk Ave	0.51mi	3/1.0 (-1)	1,176 (-14%)	4mo	$162,500	$138	42
407 Washington Ave	0.58mi	3/3.0 (-1)	1,510 (+10%)	5mo	$300,000	$199	42
500 Floral Ave	0.60mi	3/2.0 (-1)	1,196 (-13%)	4mo	$214,000	$179	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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-8,321
• Equity at exit: $27,584

10-year hold

• IRR: 10.0%
• Equity multiple: 1.93×
• Total profit: $47,960
• Equity at exit: $15,995

Cash invested: $51,800 (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: 124
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$970
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $207

Break-even live

Break-even rent $1,535

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Jefferson Ave Colonial Heights, VA	4.0	2.0	1507	$1,900	$1.26	1d	1	0.49mi
500 Floral Ave Colonial Heights, VA	3.0	2.0	1196	$1,895	$1.58	23d	1	0.58mi
1014 Hamilton Ave Colonial Heights, VA	4.0	1.0	1615	$1,891	$1.17	44d	1	0.68mi
815 Floral Ave Colonial Heights, VA	3.0	1.0	908	$1,500	$1.65	20d	1	0.72mi
147 Witten St Petersburg, VA	3.0	1.0	1170	$1,495	$1.28	10d	1	0.72mi
20304 Loyal Ave South Chesterfield, VA	3.0	1.0	991	$1,650	$1.66	20d	1	0.76mi
525 James Ave Colonial Heights, VA	3.0	2.0	1556	$2,141	$1.38	14d	1	0.99mi
3716 Totty St South Chesterfield, VA	3.0	1.0	1092	$1,700	$1.56	44d	1	1.03mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	44d	1	1.26mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	23d	1	1.27mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	44d	1	1.27mi

Listing history 10 events

1. 2026-06-18
   statusdays on market $185,000 Pending 1 DOM
2. 2026-06-18
   days on market $185,000 Coming Soon 15 DOM
3. 2026-06-17
   days on market $185,000 Coming Soon 14 DOM
4. 2026-06-16
   days on market $185,000 Coming Soon 13 DOM
5. 2026-06-15
   days on market $185,000 Coming Soon 12 DOM
6. 2026-06-13
   days on market $185,000 Coming Soon 10 DOM
7. 2026-06-09
   days on market $185,000 Coming Soon 6 DOM
8. 2026-06-08
   days on market $185,000 Coming Soon 5 DOM
9. 2026-06-07
   remarks 603-char remark
10. 2026-06-07
    listed $185,000 Coming Soon 4 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $21,566
• − Mortgage interest: −$10,363
• − Property taxes: −$1,990
• − Insurance: −$925
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$5,382
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,611/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

1 event — show timeline

• 2026-06-03 Coming Soon $185,000 CVRMLS

Property tax history

+4.1%/yr

Latest (2025): $1,990 · +0.0% YoY. Source: county tax records.