2507 Whitcomb St · Richmond, VA 23223

$189,950

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 4 Days on market

Built 1957 7,596 sqft lot $202/sqft · 6% below area Est $203k · 6% 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).

• Cash flow +13.0/30.0
• ARV discount +10.3/15.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• DSCR +3.9/10.0
• Schools +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this renovated ranch-style home in Richmond City, offering a strong combination of value, style, and low-maintenance living. The clean exterior, fresh landscaping, and simple front entry create an immediate sense of care and quality. Inside, the layout is open and functional, connecting the living, dining, and kitchen areas. Refinished hardwood floors run throughout, paired with fresh interior paint for a clean, modern look. Natural light fills the space, giving the home a bright and comfortable feel. The kitchen has been fully updated with new cabinetry, quartz countertops, a tile backsplash, and stainless steel appliances. The layout is efficient with good storage and workspace

Key facts

• Clean exterior
• Fresh landscaping
• Fresh interior paint

Tags

• RENOVATED RANCH-STYLE HOME
• CLEAN EXTERIOR
• FRESH LANDSCAPING
• OPEN AND FUNCTIONAL LAYOUT
• REFINISHED HARDWOOD FLOORS
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; R-5 zoning
• Construction: Built with frame construction, drywall, and vinyl siding; Shingle roof; Crawl space foundation; Built in actual year (year built details recorded)
• Exterior features: Stoop; Chain link fenced yard; Level topography

Interior

• Kitchen: Dishwasher; Microwave; Oven; Stove; Granite countertops
• Bedrooms: Bedroom located on the first level
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom with tub and shower
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Bedroom on main level; Granite counters
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (23.6% below list).
• Recommended offer: $145k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% 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.
• Zoned schools: Fairfield Court Elementary (math 24% / reading 24%, grade F, #1,051 of 1,108 statewide, top 96%, 251 students, 98% FRL); Martin Luther King Jr. Middle (math 4% / reading 7%, grade F, #342 of 342 statewide, top 100%, 501 students, 96% FRL); Armstrong High (math 12% / reading 54%, grade F, #316 of 319 statewide, top 99%, 747 students, 90% FRL) — zoned schools average 95% FRL vs 74% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 40% district-wide (-18 pts) — the specific schools serving this property underperform the Richmond City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.4%/yr); 343 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $9k; list at $190k implies a 2011% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $145,116 (23.6% 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 1957 — 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 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?
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: 0.76% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (median comp): $202,555
• List price: $189,950
• Delta: -3.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Maddox St	0.07mi	2/1.0 (-1)	912 (-3%)	2mo	$198,500	$218	85
1905 Redwood Ave	0.19mi	3/1.0	1,007 (+7%)	1mo	$180,500	$179	78
2002 Conrad St	0.16mi	3/2.0	1,007 (+7%)	2mo	$260,000	$258	75
2500 Ford Ave	0.31mi	3/1.0	1,007 (+7%)	1mo	$134,900	$134	73
2408 Ford Ave	0.32mi	3/1.0	1,007 (+7%)	3mo	$165,000	$164	71
2100 Wood St	0.35mi	3/1.0	862 (-8%)	6mo	$203,000	$235	65
1711 Rogers St	0.28mi	2/1.0 (-1)	1,044 (+11%)	3mo	$235,000	$225	61
1801 N 19th St	0.30mi	2/1.5 (-1)	870 (-8%)	7mo	$224,500	$258	60
1429 Rogers St	0.57mi	2/1.0 (-1)	893 (-5%)	3mo	$179,000	$200	57
2003 N 20th St	0.35mi	3/1.0	804 (-15%)	4mo	$199,900	$249	56
2214 Beau Ln	0.47mi	3/2.0	1,066 (+13%)	2mo	$295,000	$277	51
1508 N 20th St	0.60mi	2/1.0 (-1)	816 (-13%)	6mo	$235,000	$288	40

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-26,505
• Equity at exit: $28,322

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,903
• Equity at exit: $16,423

Cash invested: $53,186 (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: 343
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$996
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-12

Break-even live

Break-even rent $1,466

Max offer price $187,857

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $42	+0% $-12	+5% $-66	+10% $-119
Rent	-10% $-126	-5% $-69	+0% $-12	+5% $45	+10% $103
Rate	-1.0pp $84	-0.5pp $36	base $-12	+0.5pp $-61	+1.0pp $-111

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: $47,488
• Closing costs: $5,698
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2423 Whitcomb St Richmond, VA	3.0	1.0	1000	$1,100	$1.10	25d	1	0.03mi
2106 Wood St Richmond, VA	3.0	1.0	862	$1,814	$2.10	22d	1	0.31mi
2100 Phaup St Richmond, VA	2.0	1.0	800	$995	$1.24	25d	1	0.42mi
1901 Whitcomb St Richmond, VA	2.0	1.0	750	$1,200	$1.60	25d	1	0.44mi
2108 Phaup St Unit D Richmond, VA	2.0	1.0	700	$995	$1.42	25d	1	0.45mi
2021 Fairfield Ave Richmond, VA	2.0	1.0	785	$1,195	$1.52	16d	1	0.46mi
2016 Fairmount Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,007	$1.01	45d	1	0.77mi
2016 Fairmount Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,007	$1.01	16d	1	0.77mi
1108 N 21st St Unit B Richmond, VA	2.0	2.0	1000	$1,799	$1.80	4d	1	0.88mi
306 St Claire Ln Richmond, VA	3.0	1.0	1017	$1,595	$1.57	4d	1	0.88mi
2706 Selden St Richmond, VA	3.0	1.0	862	$1,895	$2.20	45d	1	0.88mi
1906 N 29th St Richmond, VA	2.0	1.0	704	$1,000	$1.42	6d	1	0.97mi
2919 4th Ave #2 Richmond, VA	2.0	2.0	950	$1,287	$1.35	45d	1	1.00mi
2200 Carrington St Unit 300 Richmond, VA	2.0	2.0	880	$1,435	$1.63	45d	1	1.00mi
2200 Carrington St Unit 301 Richmond, VA	2.0	2.0	890	$1,435	$1.61	18d	1	1.00mi
2810 2nd Ave Richmond, VA	2.0	1.0	1120	$1,950	$1.74	45d	1	1.02mi
200 Minor St Unit A Richmond, VA	3.0	1.0	1100	$1,295	$1.18	25d	1	1.02mi
2906 Nine Mile Rd Richmond, VA	2.0	1.0	885	$1,845	$2.08	25d	1	1.04mi
2852 Fairfield Ave Richmond, VA	2.0–3.0	1.0	870	$1,350	$1.55	6d	1	1.05mi
1603 N 29th St Richmond, VA	3.0	1.0	950	$1,600	$1.68	6d	1	1.05mi
2000 Lamb Ave Apt C Richmond, VA	2.0	1.0	750	$1,295	$1.73	45d	1	1.06mi
3119 4th Ave Richmond, VA	2.0	1.0	820	$1,225	$1.49	19d	1	1.08mi
1910 North Ave Richmond, VA	3.0	1.0	1010	$1,595	$1.58	12d	1	1.16mi
500 N 18th St Richmond, VA	1.0–2.0	1.0–2.0	737	$1,837	$2.49	4d	11	1.23mi
2400 Barton Ave Richmond, VA	2.0	1.0	813	$1,245	$1.53	6d	2	1.24mi
2416 Barton Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,150	$1.15	45d	1	1.26mi
2420 Barton Ave Apt 2 Richmond, VA	2.0	1.0	900	$1,150	$1.28	25d	1	1.28mi
700 N 2nd St Unit 203 Richmond, VA	2.0	1.0	690	$1,250	$1.81	45d	1	1.31mi
403 Fritz St Richmond, VA	2.0	1.0	1000	$1,595	$1.59	45d	1	1.34mi
1606 Fendall Ave Richmond, VA	2.0	1.0	825	$1,349	$1.64	45d	1	1.35mi
1610 Fendall Ave Richmond, VA	2.0	1.0	825	$1,249	$1.51	45d	1	1.35mi
417 Fritz St Richmond, VA	2.0	1.0	725	$1,295	$1.79	45d	1	1.36mi
1605 Hickory St Richmond, VA	2.0	1.0	825	$1,249	$1.51	45d	1	1.37mi
1820 E Broad St Richmond, VA	1.0–2.0	1.0–2.0	665	$2,476	$3.72	23d	15	1.38mi
1611 Hickory St Richmond, VA	2.0	1.0	825	$1,449	$1.76	45d	1	1.38mi
1903 E Marshall St Richmond, VA	3.0	1.0–2.0	723	$1,799	$2.49	3d	57	1.38mi
1508 Hickory St Richmond, VA	2.0	1.0	725	$1,195	$1.65	45d	1	1.39mi
501 Fritz St Richmond, VA	2.0	1.0	725	$1,295	$1.79	45d	1	1.40mi
510 W Bacon St Richmond, VA	2.0	1.0	725	$1,295	$1.79	45d	1	1.42mi
3117 Meadowbridge Rd Richmond, VA	2.0	1.0	887	$1,225	$1.38	45d	1	1.43mi

Listing history 5 events

1. 2026-06-21
   days on market $189,950 Active 4 DOM
2. 2026-06-17
   pricedays on marketlisting id $189,950 Active 1 DOM
3. 2026-05-13
   price $194,950 1332-char remark
4. 2026-04-30
   listed $199,950 Active 1332-char remark
5. 1958-02-05
   soldstatus $9,000

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$562/yr (+$47/mo · 56.4%)

ⓘ 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: $17,414
• − Mortgage interest: −$10,640
• − Property taxes: −$996
• − Insurance: −$950
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$5,526
• Taxable loss: −$3,484
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $694/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

+2010.6% since first listed

4 events — show timeline

• 2026-06-17 Listed $189,950 CVRMLS
• 2026-05-13 Price Changed $194,950 CVRMLS
• 2026-04-30 Listed $199,950 CVRMLS
• 1958-02-05 Sold (Public Records) $9,000 Public Records

Property tax history

+4.1%/yr

Latest (2022): $996 · +36.1% YoY. Source: county tax records.