Bedford A Plan · Petersburg, VA 23805

$241,045

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 522 Days on market

Excellent condition ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Condition / age +4.8/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $241,045 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $314,356.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $241k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-593 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (17.1% below list).
• Recommended offer: $200k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#413 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Petersburg City Public School District (suburban): math 26% / reading 44% proficiency, ranked #131 of 131 in VA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Walnut Hill Elementary (math 27% / reading 47%, grade F, #933 of 1,108 statewide, top 86%, 515 students, 101% FRL); Vernon Johns Middle (math 21% / reading 47%, grade F, #330 of 342 statewide, top 96%, 921 students, 99% FRL); Petersburg High (math 43% / reading 62%, grade C-, #293 of 319 statewide, top 92%, 1,080 students, 97% FRL) — zoned schools average 99% FRL vs 79% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 522 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,934 (17.1% 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. It's been on market 522 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.08%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $314,356
• List price: $241,045
• Delta: -23.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Catalpa Ter	0.74mi	4/2.5	1,960 (+14%)	13mo	$402,500	$205	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: -0.01×
• Total profit: $-88,675
• Equity at exit: $46,871

10-year hold

• IRR: -32.6%
• Equity multiple: -0.43×
• Total profit: $-125,724
• Equity at exit: $27,180

Cash invested: $88,020 (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 23805

• Home prices YoY: -10.6%
• Active inventory: 118
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,649
• Tax est. 1.5%: −$393 /mo · $4,715/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-593

Break-even live

Break-even rent $2,750

Max offer price $228,553

Occupancy floor —

Sensitivity live

Price	-10% $-376	-5% $-484	+0% $-593	+5% $-702	+10% $-810
Rent	-10% $-751	-5% $-672	+0% $-593	+5% $-514	+10% $-435
Rate	-1.0pp $-435	-0.5pp $-513	base $-593	+0.5pp $-674	+1.0pp $-757

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: $78,589
• Closing costs: $9,431
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Addison Way Petersburg, VA	1.0–3.0	1.0–2.0	993	$1,873	$1.89	3d	73	0.55mi
523 Petty St Petersburg, VA	3.0	2.0	1392	$1,850	$1.33	3d	1	0.79mi
1711 Birdsong Rd Unit S Petersburg, VA	3.0	1.5	1536	$1,895	$1.23	16d	1	1.42mi

Listing history 23 events

1. 2026-06-21
   days on market $241,045 Active 522 DOM
2. 2026-06-18
   days on market $241,045 Active 519 DOM
3. 2026-06-17
   days on market $241,045 Active 518 DOM
4. 2026-06-16
   days on market $241,045 Active 517 DOM
5. 2026-06-15
   price $241,045 Active 516 DOM
6. 2026-06-15
   days on market $237,905 Active 516 DOM
7. 2026-06-13
   days on market $237,905 Active 514 DOM
8. 2026-06-10
   days on market $237,905 Active 511 DOM
9. 2026-06-09
   days on market $237,905 Active 510 DOM
10. 2026-06-08
    days on market $237,905 Active 509 DOM
11. 2026-06-07
    days on market $237,905 Active 508 DOM
12. 2026-06-05
    days on market $237,905 Active 505 DOM
13. 2026-06-03
    days on market $237,905 Active 504 DOM
14. 2026-06-02
    days on market $237,905 Active 503 DOM
15. 2026-06-01
    days on market $237,905 Active 502 DOM
16. 2026-05-31
    days on market $237,905 Active 501 DOM
17. 2026-03-20
    price $237,905 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

18. 2026-02-16
    price $234,907 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

19. 2025-07-29
    price $218,803 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

20. 2025-07-28
    price $213,196 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

21. 2025-06-24
    price $227,774 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

22. 2025-03-24
    price $240,801 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

23. 2025-01-16
    listed $253,662 Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,992
• − Mortgage interest: −$17,609
• − Property taxes: −$4,715
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$9,145
• Taxable loss: −$12,887
• Est. tax savings @ 24.0%: +$3,093
• After-tax cash flow: $-4,023/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This classic cottage is in excellent condition with a well-maintained exterior, modern interiors, and a spacious floor plan. It offers endless opportunities for comfort and style.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers.
• Both Painting the exterior and interior — Fresh paint can make the home look more inviting and maintain its value.
• Both Adding smart home features — Can increase the home's appeal to tech-savvy buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Painting the exterior and interior — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Adding smart home features — Can increase the home's appeal to tech-savvy buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Petersburg City Public School District
• NCES district ID: 5102910
• Math proficiency: 26% ▼ -27.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $34,362
• Composite: 28.78/100
• National rank: #6670
• State rank: #131 of 131 in VA

Livability — Petersburg

• Score: 61/100
• State rank: #413
• US rank: #17309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, VA
• County: Petersburg City · 21,408 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 21,408
• Household income: $60,807
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 719.0

Population outlook (Petersburg County) Hauer SSP2

• Today (2025): 30,488 people
• By 2030: 29,771 · -2.4%
• By 2040: 28,401 · -6.8%
• By 2050: 27,279 · -10.5%
• By 2075: 25,877 · -15.1%
• By 2100: 24,288 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 58% White 32% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Italian 2% Lithuanian 1% Hungarian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 3%

Political lean MEDSL · Petersburg

• 2024 margin: Solid D (+72.8) · D 85.8% · R 13.0% · Other 1.2%
• 2008→2024 swing: -5.7pp toward R · 2008: 78.5pp · 2024: 72.8pp
• All cycles: 2024: D+72.8 2020: D+76.5 2016: D+77.0 2012: D+80.4 2008: D+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.37%
• Current HPI: 426.599
• Rent YoY: —
• 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

-6.2% since first listed

7 events — show timeline

• 2026-03-20 Price Changed $237,905 Zillow
• 2026-02-16 Price Changed $234,907 Zillow
• 2025-07-29 Price Changed $218,803 Zillow
• 2025-07-28 Price Changed $213,196 Zillow
• 2025-06-24 Price Changed $227,774 Zillow
• 2025-03-24 Price Changed $240,801 Zillow
• 2025-01-16 Listed $253,662 Zillow