1006 E Brookland Park Blvd · Richmond, VA 23222

$180,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 1 Days on market

Built 1923 4,059 sqft 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional investment and renovation opportunity in one of Richmond's growing neighborhoods. Situated on a corner lot near historic churches and just minutes from downtown, this property offers the chance to restore and reimagine a home with character and potential. Key improvements are already underway, including a new front door and replacement windows, providing a strong starting point for your renovation plans and helping offset initial project costs. This growing area continues to attract attention for its historic architecture, vibrant community, local businesses, and convenient access to downtown Richmond, VCU, major highways, parks, and cultural amenities. Sold strictly as-is, the

Key facts

• New front door
• Corner lot
• Replacement windows

Tags

• INVESTMENT OPPORTUNITY
• RENOVATION OPPORTUNITY
• CORNER LOT
• NEW FRONT DOOR
• REPLACEMENT WINDOWS
• HISTORIC ARCHITECTURE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition; R-5 zoning
• Construction: Brick and block construction; Composition shingle roof; Below-grade unfinished area (~720); Above-grade finished area (~1,440); Built (year type recorded as Actual)
• Exterior features: Partial chain link fenced yard

Interior

• Bedrooms: Bedrooms located on second level
• Flooring: Wood flooring
• Bathrooms: One full bathroom with tub and shower on second level; One half bathroom on second level
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Wood flooring throughout; Unfinished basement; Masonry wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.8% vs local median 3.3% in Richmond — 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 84/100 on livability (#33 in VA, #793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D-.
• Richmond City Public School District (urban): math 32% / reading 47% proficiency, ranked #123 of 131 in VA (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Richmond County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• 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 $180,000

Questions for the listing agent

1. Built in 1923 — 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 D 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: 1.06% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $372,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Newbury Ave	0.07mi	3/2.5	1,337 (-7%)	1mo	$325,000	$243	78
603 Arnold Ave	0.25mi	3/1.5	1,284 (-11%)	0mo	$345,000	$269	68
636 Overby Bend Rd	0.55mi	3/2.0	1,492 (+4%)	2mo	$355,000	$238	63
3020 Woodrow Ave	0.47mi	3/1.0	1,290 (-10%)	1mo	$190,000	$147	60
640 Overby Bend Rd	0.54mi	3/2.5	1,344 (-7%)	2mo	$348,393	$259	56
3520 Delaware Ave	0.67mi	3/2.5	1,496 (+4%)	1mo	$430,000	$287	55
504 Arnold Ave	0.34mi	3/2.5	1,254 (-13%)	2mo	$340,000	$271	55
3120 Woodrow Ave	0.51mi	4/1.5 (+1)	1,560 (+8%)	2mo	$255,000	$163	54
611 Pollock St	0.42mi	2/1.0 (-1)	1,254 (-13%)	0mo	$280,000	$223	54
3415 Delaware Ave	0.54mi	4/2.0 (+1)	1,548 (+8%)	2mo	$415,000	$268	52
3510 Maryland Ave	0.62mi	3/2.0	1,305 (-9%)	1mo	$350,000	$268	50
514 Pollock St	0.48mi	3/2.5	1,642 (+14%)	0mo	$394,000	$240	48

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 · 7.43% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $3,210
• Equity at exit: $26,839

10-year hold

• IRR: 15.0%
• Equity multiple: 2.45×
• Total profit: $72,899
• Equity at exit: $15,563

Cash invested: $50,400 (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 23222

• Rents YoY: 7.4%
• Active inventory: 179
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$944
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $369

Break-even live

Break-even rent $1,440

Max offer price $180,000

Occupancy floor 76%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2810 2nd Ave Richmond, VA	2.0	1.0	1120	$1,950	$1.74	43d	1	0.15mi
3117 Meadowbridge Rd Richmond, VA	2.0	1.0	887	$1,225	$1.38	43d	1	0.28mi
2919 4th Ave #2 Richmond, VA	2.0	2.0	950	$1,287	$1.35	43d	1	0.29mi
3017 Dill Ave Richmond, VA	4.0	2.0	1578	$1,895	$1.20	3d	1	0.29mi
3202 1st Ave Richmond, VA	3.0	2.5	1440	$2,062	$1.43	21d	1	0.31mi
3103 Dill Ave Richmond, VA	3.0	1.5	1380	$2,050	$1.49	23d	1	0.34mi
3211 Maryland Ave Richmond, VA	4.0	1.5	1344	$1,871	$1.39	43d	1	0.35mi
622 Pollock St Richmond, VA	3.0	1.5	1122	$2,300	$2.05	23d	1	0.46mi
3418 Carolina Ave Unit A Richmond, VA	2.0	1.0	1000	$1,524	$1.52	43d	1	0.55mi
3425 Carolina Ave Unit A Richmond, VA	3.0	1.0	1300	$1,400	$1.08	43d	1	0.56mi
3324 Meadowbridge Rd Richmond, VA	4.0	2.5	1667	$2,175	$1.30	17d	1	0.57mi
3425 Carolina Ave Unit B Richmond, VA	3.0	1.0	1300	$1,400	$1.08	23d	1	0.57mi
3511 1st Ave Richmond, VA	4.0	1.5	1600	$2,050	$1.28	23d	1	0.62mi
3317 Waverly Blvd Unit B Richmond, VA	3.0	2.0	1500	$1,875	$1.25	17d	1	0.62mi
2420 Barton Ave Apt 2 Richmond, VA	2.0	1.0	900	$1,150	$1.28	23d	1	0.69mi
2416 Barton Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,150	$1.15	43d	1	0.70mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	20d	1	0.72mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	23d	1	0.72mi
3101 Divine Dr Richmond, VA	3.0	2.5	1525	$2,700	$1.77	3d	1	0.73mi
3204 North Ave Richmond, VA	3.0	2.5	1626	$2,395	$1.47	4d	1	0.74mi
3621 Enslow Ave Richmond, VA	2.0	1.5	1232	$2,850	$2.31	23d	1	0.76mi
3311 Cliff Ave Richmond, VA	2.0	1.5	1567	$2,000	$1.28	43d	1	0.78mi
3615 Missouri Ave Richmond, VA	3.0	2.0	1758	$2,150	$1.22	43d	1	0.80mi
1519 Byron St Richmond, VA	3.0	1.5	1384	$1,700	$1.23	3d	1	0.85mi
200 Minor St Unit A Richmond, VA	3.0	1.0	1100	$1,295	$1.18	23d	1	0.92mi
1801 Monteiro Ave Unit 1 Richmond, VA	2.0	2.0	1500	$1,550	$1.03	4d	1	0.94mi
1910 North Ave Richmond, VA	3.0	1.0	1010	$1,595	$1.58	10d	1	0.96mi
2807 Edgewood Ave Richmond, VA	3.0	1.0	1320	$1,750	$1.33	43d	1	0.97mi
3716 Delmont St Richmond, VA	2.0	2.0	890	$1,122	$1.26	43d	1	0.97mi
207 Welford St Richmond, VA	3.0	1.5	1348	$1,850	$1.37	23d	1	0.97mi
3909 Patrick Ave Richmond, VA	3.0	1.5	1200	$2,650	$2.21	43d	1	0.99mi
3007 Moss Side Ave Richmond, VA	3.0	2.5	1772	$2,495	$1.41	23d	1	1.10mi
2423 Whitcomb St Richmond, VA	3.0	1.0	1000	$1,100	$1.10	23d	1	1.15mi
3800 North Ave Richmond, VA	3.0	1.0	1008	$1,650	$1.64	11d	1	1.16mi
2806 Hawthorne Ave Unit 1 Richmond, VA	2.0	1.0	1144	$1,400	$1.22	43d	1	1.17mi
2922 Noble Ave Unit A Richmond, VA	2.0	1.0	1200	$1,499	$1.25	4d	1	1.18mi
4008 Wilmont Dr Richmond, VA	3.0	1.0	1040	$2,095	$2.01	23d	1	1.29mi
1806 Sussex St Richmond, VA	4.0	2.0	1197	$2,500	$2.09	43d	1	1.29mi
403 Fritz St Richmond, VA	2.0	1.0	1000	$1,595	$1.59	43d	1	1.31mi
1601 Roane St Richmond, VA	1.0–3.0	1.0–2.5	914	$2,100	$2.30	1d	28	1.39mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $180,000 Pending 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: $1,428 · $119/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$48/yr (+$4/mo · 3.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,897
• − Mortgage interest: −$10,083
• − Property taxes: −$1,428
• − Insurance: −$900
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$5,236
• Taxable income: $1,586
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $4,053/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: Richmond City Public School District
• NCES district ID: 5103240
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $40,276
• Composite: 33.09/100
• National rank: #5564
• State rank: #123 of 131 in VA

Livability — Richmond

• Score: 84/100
• State rank: #33
• US rank: #793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, VA
• County: Richmond City · 178,280 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 26,322
• Household income: $61,345
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1325.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 262,263 people
• By 2030: 284,503 · +8.5%
• By 2040: 327,353 · +24.8%
• By 2050: 367,946 · +40.3%
• By 2075: 449,560 · +71.4%
• By 2100: 500,301 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 21% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+66.3) · D 82.0% · R 15.8% · Other 2.2%
• 2008→2024 swing: +7.2pp toward D · 2008: 59.1pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+68.0 2016: D+63.8 2012: D+55.7 2008: D+59.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -288.72%
• Current HPI: 428.4029
• Rent YoY: ▲ 7.43%
• 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

+89.5% since first listed

4 events — show timeline

• 2026-06-04 Pending — CVRMLS
• 2026-06-03 Listed $180,000 CVRMLS
• 2011-04-12 Listing Removed — CVRMLS
• 2010-10-13 Listed $95,000 CVRMLS

Property tax history

+37.6%/yr

Latest (2022): $1,428 · +141.8% YoY. Source: county tax records.