918 Forest View Dr · Colonial Heights, VA 23834

$269,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 9 Days on market

Built 1963 0.25 ac lot $167/sqft · 13% below area Est $308k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +8.4/30.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely brick ranch in nice condition, 2 fireplaces, family room, carport, hardwoods and many amenities. Call Betty for details.

Key facts

• 0.25 acre lot
• Parking
• Built 1963

Property features AI

Exterior

• Parking: Carport (no garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Shingle roof; R1 zoning
• Construction: Brick and drywall construction; Built as actual year (year built details listed as actual)
• Exterior features: Front porch; Porch; Patio; Porch storage; Shed; Gazebo; Fenced backyard; Landscaped, level lot

Interior

• Kitchen: Cooktop; Range; Dishwasher; Electric cooking
• Bedrooms: Bedroom 2 on the first level; Bedroom 3 on the first level
• Flooring: Laminate; Partially carpeted; Wood
• Bathrooms: Two full bathrooms; Half bath (first level); Full bath with tub & shower
• Heating & cooling: Heat pump; Natural gas heating; Central air conditioning
• Interior features: Bedroom on main level; Ceiling fans; Granite counters; Cable TV; Storm doors
• Laundry & utility: Washer/dryer stacked; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (27.6% below list).
• Recommended offer: $195k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Colonial Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Lakeview Elementary (math 37% / reading 47%, grade F, #866 of 1,108 statewide, top 80%, 415 students, 87% FRL); Colonial Heights Middle (math 49% / reading 64%, grade B, #184 of 342 statewide, top 54%, 598 students, 86% FRL); Colonial Heights High (math 82% / reading 77%, grade A-, #63 of 319 statewide, top 22%, 876 students, 85% FRL) — zoned schools average 86% FRL vs 37% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.5%/yr); 126 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $134k; list at $269k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% 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 $194,811 (27.6% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 11.5

CMA / ARV

• ARV (median comp): $307,906
• List price: $269,000
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Forestview Dr	0.11mi	3/1.5	1,626 (+1%)	2mo	$345,000	$212	90
200 Hargrave Ave	0.29mi	3/2.0	1,580 (-2%)	6mo	$275,000	$174	78
116 Homestead Dr	0.43mi	3/1.5	1,686 (+4%)	1mo	$310,000	$184	70
200 Moore Ave	0.31mi	4/2.0 (+1)	1,476 (-9%)	2mo	$275,000	$186	64
104 Moore Ave	0.25mi	4/2.0 (+1)	1,504 (-7%)	11mo	$250,000	$166	63
202 Homestead Dr	0.44mi	3/1.5	1,475 (-9%)	1mo	$307,450	$208	62
102 Hargrave Ave	0.21mi	2/2.0 (-1)	1,455 (-10%)	10mo	$278,000	$191	60
112 Sherwood Dr	0.19mi	4/2.0 (+1)	1,834 (+14%)	7mo	$345,000	$188	58
110 Birch Ave	0.30mi	3/1.5	1,377 (-15%)	4mo	$250,000	$182	56
3219 Bermuda Ave	0.44mi	4/2.0 (+1)	1,772 (+10%)	6mo	$292,500	$165	53
3641 Ashby Ave	0.23mi	2/1.0 (-1)	1,386 (-14%)	11mo	$245,000	$177	47
200 Cloverhill Ave	0.72mi	4/2.0 (+1)	1,398 (-13%)	6mo	$278,500	$199	34

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: -18.1%
• Equity multiple: 0.34×
• Total profit: $-49,728
• Equity at exit: $40,109

10-year hold

• IRR: -3.6%
• Equity multiple: 0.71×
• Total profit: $-21,607
• Equity at exit: $23,258

Cash invested: $75,320 (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: 126
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-241

Break-even live

Break-even rent $2,253

Max offer price $226,454

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-165	+0% $-241	+5% $-317	+10% $-393
Rent	-10% $-395	-5% $-318	+0% $-241	+5% $-164	+10% $-87
Rate	-1.0pp $-105	-0.5pp $-172	base $-241	+0.5pp $-311	+1.0pp $-381

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Brijidan Ln Colonial Heights, VA	3.0	2.0	1355	$2,241	$1.65	12d	1	0.70mi
100 Lakeview Park Rd #141 Colonial Heights, VA	1.0–3.0	1.0–1.5	870	$1,825	$2.10	3d	1	0.78mi
103 Sadler Ave Colonial Heights, VA	3.0	1.0	1230	$1,800	$1.46	13d	1	0.80mi
919 Lakeview Ave Apt Q Colonial Heights, VA	2.0	1.5	1250	$1,895	$1.52	12d	1	0.89mi
925 Lakeview Ave Unit C Colonial Heights, VA	2.0	1.5	1080	$1,495	$1.38	45d	1	0.90mi
100 Clearfield Cir Colonial Heights, VA	2.0–3.0	2.0	1048	$1,611	$1.54	3d	7	1.14mi
4019 Frye Ter South Chesterfield, VA	3.0	2.5	1816	$2,300	$1.27	16d	1	1.21mi
16208 Pauline Ave Chester, VA	4.0	2.0	1496	$2,195	$1.47	45d	1	1.31mi
4307 Twisted Oak Dr South Chesterfield, VA	3.0	2.5	1530	$2,500	$1.63	3d	1	1.50mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $269,000 Pending 9 DOM
2. 2026-06-03
   days on market $269,000 Active 8 DOM
3. 2026-06-02
   days on market $269,000 Active 7 DOM
4. 2026-06-01
   days on market $269,000 Active 6 DOM
5. 2026-05-31
   days on market $269,000 Active 5 DOM
6. 2026-04-23
   historical $269,000 1074-char remark
7. 2003-06-02
   soldstatus $134,500
8. 2003-05-30
   soldstatus $134,500

   Show marketing remark (127 chars)

   Lovely brick ranch in nice condition, 2 fireplaces, family room, carport, hardwoods and many amenities. Call Betty for details.

9. 2003-02-26
   listed $134,500

   Show marketing remark (127 chars)

   Lovely brick ranch in nice condition, 2 fireplaces, family room, carport, hardwoods and many amenities. Call Betty for details.

10. 2003-02-26
    listed $134,500

    Show marketing remark (127 chars)

    Lovely brick ranch in nice condition, 2 fireplaces, family room, carport, hardwoods and many amenities. Call Betty for details.

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,085 · $257/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $23,377
• − Mortgage interest: −$15,068
• − Property taxes: −$3,085
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$7,825
• Taxable loss: −$7,687
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $-1,045/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

+100.0% since first listed

7 events — show timeline

• 2026-06-04 Pending — CVRMLS
• 2026-05-27 Listed $269,000 CVRMLS
• 2026-04-23 Coming Soon $269,000 CVRMLS
• 2003-06-02 Sold (Public Records) $134,500 Public Records
• 2003-05-30 Sold (MLS) $134,500 CVRMLS
• 2003-02-26 Listed $134,500 CVRMLS
• 2003-02-26 Listed $134,500 CVRMLS

Property tax history

+4.8%/yr

Latest (2026): $3,085 · +13.6% YoY. Source: county tax records.