913 Dominion Townes Ct · East Highland Park, VA 23223

$299,993

3 bd · 2.5 ba · 1,500 sqft · Townhouse public records · 3 Days on market

Built 2007 3,014 sqft lot Est $303k · at est. $140/mo HOA · 6% of rent

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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).

• Cash flow +10.5/30.0
• ARV discount +7.9/15.0
• Schools +4.9/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 913 Dominion Townes Court, located in Dominion Townes, one of Henrico’s premier low-maintenance communities. This beautifully updated end-unit townhome offers 3 bedrooms, 2.5 baths, and more than 1,500 square feet of comfortable living space designed for both everyday living and entertaining. The charming brick exterior, vinyl windows, and recent upgrades make this home move-in ready and appealing to today’s buyers. Inside, you will find fresh neutral paint, modern lighting, new laminate flooring throughout the main level, and brand-new carpet upstairs. The bright front living room flows seamlessly into the dining area, highlighted by a bay window and updated chandeli

Key facts

• Private fenced patio
• Eat-in island
• Oversized kitchen

Tags

• PRIVATE FENCED PATIO
• OVERSIZED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• EAT-IN ISLAND
• DOUBLE SINK

Property features AI

Finance

• HOA & community: Homeowners association with a $140 monthly fee; Association fee covers common areas, structure maintenance, snow removal, and trash; Community features include common grounds/area

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Attached property
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Storage shed; Patio; Stoop; Fenced yard with privacy fencing; Level topography

Interior

• Kitchen: Granite counters
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Second-floor bath includes tub & shower
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Breakfast area; Bay window; Dining area; Granite counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.4% below list).
• Recommended offer: $239k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% in East Highland Park — 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 72/100 on livability (#197 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities D-.
• Henrico County Public School District (suburban): math 49% / reading 64% proficiency, ranked #68 of 131 in VA (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.4%/yr); 337 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• At $2,389/mo this rent would consume 51% of the median local household income ($56k/yr) (locally 3530% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Henrico County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.
• Current owner paid $132k; list at $300k implies a 126% 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 $238,851 (20.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $303,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Dominion Townes Ct	0.00mi	3/2.5	1,500 (0%)	0mo	$303,000	$202	100
3850 Dominion Townes Cir	0.06mi	3/2.5	1,500 (0%)	4mo	$255,000	$170	94
3846 Dominion Townes Cir	0.07mi	3/2.5	1,440 (-4%)	1mo	$294,000	$204	89
3836 Dominion Townes	0.08mi	3/2.5	1,452 (-3%)	2mo	$307,000	$211	89
4103 Dominion Townes Cir	0.10mi	3/2.5	1,440 (-4%)	6mo	$298,000	$207	84
3819 Dominion Townes Cir	0.10mi	3/2.5	1,440 (-4%)	8mo	$282,000	$196	82
4004 Dominion Townes Cir	0.06mi	3/2.5	1,454 (-3%)	13mo	$299,000	$206	81
4002 Dominion Townes Cir	0.06mi	3/2.5	1,440 (-4%)	12mo	$289,993	$201	80
4116 Dominion Townes Cir	0.13mi	3/2.5	1,452 (-3%)	10mo	$289,000	$199	80
3800 Dominion Townes Cir	0.16mi	3/2.5	1,452 (-3%)	13mo	$295,000	$203	76
428 Kingsridge Rd	0.57mi	3/2.5	1,452 (-3%)	14mo	$265,500	$183	56
412 Kingsridge Rd	0.60mi	3/2.5	1,280 (-15%)	7mo	$255,000	$199	42

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.41×
• Total profit: $-49,849
• Equity at exit: $44,730

10-year hold

• IRR: -2.9%
• Equity multiple: 0.78×
• Total profit: $-18,830
• Equity at exit: $25,938

Cash invested: $83,998 (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 23223

• Rents YoY: 6.4%
• Active inventory: 337
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$125
• HOA: −$140
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-152

Break-even live

Break-even rent $2,580

Max offer price $273,228

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-67	+0% $-152	+5% $-236	+10% $-321
Rent	-10% $-340	-5% $-246	+0% $-152	+5% $-57	+10% $37
Rate	-1.0pp $0	-0.5pp $-75	base $-152	+0.5pp $-229	+1.0pp $-308

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3903 Dominion Townes Cir Unit 1 Richmond, VA	3.0	2.5	1936	$3,100	$1.60	2d	1	0.04mi
3231 Hunters Mill Dr Richmond, VA	2.0	1.5	1064	$1,550	$1.46	24d	1	0.80mi
3221 Hunters Mill Dr Richmond, VA	3.0	2.0	1254	$1,750	$1.40	3d	1	0.82mi
3217 Hunters Mill Dr Richmond, VA	3.0	1.5	1178	$1,975	$1.68	44d	1	0.82mi
315 Natchez Rd Richmond, VA	3.0	1.5	1176	$1,995	$1.70	24d	1	0.83mi
210 Natchez Rd Richmond, VA	3.0	1.0	1080	$1,850	$1.71	3d	1	0.95mi
2213 Capp Rd Richmond, VA	3.0	2.0	1572	$2,200	$1.40	17d	1	1.10mi
3411 Oxnard Rd Richmond, VA	3.0	1.0	1083	$1,795	$1.66	17d	1	1.27mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-05-17
   status Active
3. 2026-05-10
   status Pending
4. 2026-05-08
   listed $299,993 Active
5. 2026-02-23
   historical $2,495
6. 2026-02-18
   price $2,495
7. 2026-01-31
   listed $2,496
8. 2024-12-22
   historical $2,295
9. 2024-11-10
   listed $2,295
10. 2017-10-03
    soldstatus $132,500

ⓘ 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: $2,403 · $200/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$57/yr (+$5/mo · 2.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $28,662
• − Mortgage interest: −$16,804
• − Property taxes: −$2,403
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − HOA: −$1,680
• − Depreciation: −$8,727
• Taxable loss: −$7,038
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-129/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: Henrico County Public School District
• NCES district ID: 5101890
• Math proficiency: 49% ▼ -32.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $61,854
• Composite: 49.25/100
• National rank: #2031
• State rank: #68 of 131 in VA

Livability — East Highland Park

• Score: 72/100
• State rank: #197
• US rank: #6099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henrico County · 334,490 people
• Metro: Richmond, VA
• Population (ZIP): 54,659
• Household income: $55,731
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3530.0

Population outlook (Henrico County) Hauer SSP2

• Today (2025): 365,885 people
• By 2030: 384,255 · +5.0%
• By 2040: 416,688 · +13.9%
• By 2050: 442,376 · +20.9%
• By 2075: 488,037 · +33.4%
• By 2100: 487,430 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 19% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Henrico

• 2024 margin: Strong D (+28.9) · D 63.7% · R 34.8% · Other 1.5%
• 2008→2024 swing: +16.6pp toward D · 2008: 12.2pp · 2024: 28.9pp
• All cycles: 2024: D+28.9 2020: D+29.0 2016: D+21.0 2012: D+11.7 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -257.81%
• Current HPI: 324.0589
• Rent YoY: ▲ 6.38%
• 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

+126.4% since first listed

10 events — show timeline

• 2026-05-18 Pending — CVRMLS
• 2026-05-17 Relisted — CVRMLS
• 2026-05-10 Pending — CVRMLS
• 2026-05-08 Listed $299,993 CVRMLS
• 2026-02-23 Rental Removed $2,495 APPFOLIO
• 2026-02-18 Price Changed $2,495 APPFOLIO
• 2026-01-31 Listed for Rent $2,496 APPFOLIO
• 2024-12-22 Rental Removed $2,295 APPFOLIO
• 2024-11-10 Listed for Rent $2,295 APPFOLIO
• 2017-10-03 Sold (Public Records) $132,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,403 · +11.3% YoY. Source: county tax records.