1601 N 25th St · Richmond, VA 23223

$139,999

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 5 Days on market

Built 1944 8,707 sqft lot Est $179k · 22% under

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Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Incredible opportunity to restore and reimagine this Richmond property located in an area experiencing continued growth and redevelopment. 1601 N 25th St offers strong potential for investors, rehabbers, or buyers looking to add value and build equity. This home features a traditional layout with spacious rooms, original character, and a sizable lot with room for improvement and outdoor living enhancements. Conveniently located near downtown Richmond, interstates, shopping, dining, and local attractions, this property provides excellent access to everything the city has to offer. With renovation and vision, this property could become a fantastic primary residence, rental i

Key facts

• 8,707 sq ft lot
• Built 1944
• Listed 5 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Aluminum siding and frame construction; Resale property
• Construction: Built (year type): Actual
• Exterior features: R-5 zoning

Interior

• Bedrooms: Bedroom(s) on the first level
• Flooring: Wood
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Wall furnace heating
• Interior features: Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.0% 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 (+6.4%/yr); 337 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/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 $968 of loan paydown is wiped out by about $4k 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 + 6.4% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $20k; list at $140k implies a 618% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $139,999

Questions for the listing agent

1. Built in 1944 — 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: 1.21% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $179,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Peter Paul Blvd	0.10mi	2/1.0 (-1)	720 (0%)	4mo	$160,000	$222	87
1808 N 29th St	0.28mi	2/1.0 (-1)	720 (0%)	0mo	$240,000	$333	82
1813 N 24th St	0.21mi	2/1.0 (-1)	667 (-7%)	1mo	$220,000	$330	72
1523 N 29th	0.25mi	2/1.0 (-1)	756 (+5%)	6mo	$210,000	$278	70
1201 N 34th St	0.64mi	2/1.0 (-1)	720 (0%)	7mo	$215,000	$299	60
2117 Selden St	0.47mi	3/1.0	796 (+11%)	2mo	$190,000	$239	59
2511 Redwood	0.70mi	2/1.0 (-1)	698 (-3%)	0mo	$108,000	$155	57
2013 Cool Ln	0.64mi	2/1.0 (-1)	761 (+6%)	1mo	$160,000	$210	55
2209 N 26th St	0.52mi	2/1.0 (-1)	672 (-7%)	7mo	$137,000	$204	54
2003 N 20th St	0.54mi	3/1.0	804 (+12%)	4mo	$199,900	$249	52
1508 N 20th St	0.34mi	2/1.0 (-1)	816 (+13%)	6mo	$235,000	$288	52
2502 Redwood Ave	0.74mi	2/1.0 (-1)	698 (-3%)	7mo	$145,000	$208	49

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $11,100
• Equity at exit: $20,874

10-year hold

• IRR: 19.0%
• Equity multiple: 2.83×
• Total profit: $71,607
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$734
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $437

Break-even live

Break-even rent $1,136

Max offer price $139,999

Occupancy floor 69%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 N 29th St Richmond, VA	2.0	1.0	704	$1,000	$1.42	4d	1	0.35mi
2108 Phaup St Unit D Richmond, VA	2.0	1.0	700	$995	$1.42	23d	1	0.56mi
621 N 32nd St Unit C Richmond, VA	2.0	1.0	700	$1,299	$1.86	4d	1	0.83mi
613 N 32nd St Apt C Richmond, VA	2.0	1.0	600	$1,650	$2.75	4d	1	0.85mi
600 N 32nd St Unit C Richmond, VA	2.0	1.0	700	$1,350	$1.93	43d	1	0.86mi
509 N 30th St Unit 2 Richmond, VA	2.0	1.0	750	$1,365	$1.82	21d	1	0.87mi
500 N 18th St Richmond, VA	1.0–2.0	1.0–2.0	737	$1,837	$2.49	2d	11	0.91mi
1903 E Marshall St Richmond, VA	3.0	1.0–2.0	723	$1,799	$2.49	1d	57	0.99mi
1820 E Broad St Richmond, VA	1.0–2.0	1.0–2.0	665	$2,476	$3.72	21d	15	1.01mi
3528 E Richmond Rd Unit U5 Richmond, VA	2.0	1.0	692	$1,145	$1.65	23d	1	1.03mi
1901 Whitcomb St Richmond, VA	2.0	1.0	750	$1,200	$1.60	23d	1	1.04mi
2201 E Franklin St Richmond, VA	1.0–3.0	1.0–3.0	905	$2,349	$2.59	3d	7	1.16mi
2213 E Franklin St Richmond, VA	1.0–2.0	1.0–2.0	862	$2,049	$2.38	4d	6	1.18mi
16 N 22nd St Richmond, VA	1.0–2.0	1.0–2.0	844	$1,675	$1.98	3d	7	1.18mi
1806 E Franklin St Richmond, VA	1.0–2.0	1.0–2.0	703	$2,005	$2.85	2d	12	1.18mi
2001 E Franklin St Richmond, VA	1.0–2.0	1.0–2.0	761	$1,862	$2.45	3d	34	1.20mi
2525 E Main St Richmond, VA	2.0	1.0–2.0	736	$1,895	$2.57	1d	10	1.21mi
2 S 25th St Richmond, VA	1.0–3.0	1.0–2.0	1050	$2,360	$2.25	2d	69	1.25mi
2801 E Main St Richmond, VA	1.0–2.0	1.0–2.0	797	$2,312	$2.90	1d	16	1.27mi
1817 E Main St Richmond, VA	2.0	1.0–2.0	846	$1,955	$2.31	2d	40	1.32mi
100 S 15th St Richmond, VA	1.0–2.0	1.0–2.0	825	$1,749	$2.12	4d	4	1.44mi
1313 E Main St Richmond, VA	1.0–2.0	1.0–2.0	752	$1,939	$2.58	1d	5	1.45mi
117 S 14th St Richmond, VA	2.0	1.0–2.0	944	$2,333	$2.47	2d	19	1.48mi

Listing history 10 events

1. 2026-05-20
   listed $139,999 Active
2. 2026-05-16
   historical $139,999
3. 2025-10-31
   historical
4. 2025-10-25
   status Active
5. 2025-09-09
   status Pending
6. 2025-09-06
   listed $115,000 Active
7. 2025-08-01
   status Active
8. 2025-07-30
   status Pending
9. 2025-06-19
   listed $175,000 Active
10. 1976-02-17
    soldstatus $19,500

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,278
• − Mortgage interest: −$7,842
• − Property taxes: −$1,260
• − Insurance: −$700
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,073
• Taxable income: $3,159
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $4,491/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: Henrico County · 334,490 people
• City population: 287,109
• 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 (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 (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 · 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: ▼ -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

+617.9% since first listed

10 events — show timeline

• 2026-05-20 Listed $139,999 CVRMLS
• 2026-05-16 Coming Soon $139,999 CVRMLS
• 2025-10-31 Listing Removed — CVRMLS
• 2025-10-25 Relisted — CVRMLS
• 2025-09-09 Pending — CVRMLS
• 2025-09-06 Listed $115,000 CVRMLS
• 2025-08-01 Relisted — CVRMLS
• 2025-07-30 Pending — CVRMLS
• 2025-06-19 Listed $175,000 CVRMLS
• 1976-02-17 Sold (Public Records) $19,500 Public Records

Property tax history

-2.3%/yr

Latest (2022): $1,260 · +1.2% YoY. Source: county tax records.