1806 Maury St · Richmond, VA 23224

$235,000

4 bd · 2.5 ba · 1,720 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition 2,761 sqft lot Est $392k · 40% under

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Why this score? — see what drove the C 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Minutes from downtown Richmond in blossoming Blackwell enjoy this gorgeously constructed 4 bedrooms, 2.5 bath featuring 1,720 SF with a 1st floor bedroom, nice open living space and boasting 3 covered porches, front, rear 1st floor and 2nd floor for great outdoor living! Loaded with upgrades and features some include hardwoods throughout, recessed lights, tiled bathrooms and more! Walk onto a full covered front porch featuring Trex Decking overlooking the tree lined street. Spacious living room with sight line into the kitchen and out onto the covered side porch features hardwoods and recessed lights! Nice sized kitchen with classic white shaker style cabinets, SS Appliances, hardwoods and

Key facts

• Double closet
• 3 covered porches
• 1st floor bedroom

Tags

• 1ST FLOOR BEDROOM
• 3 COVERED PORCHES
• FULL COVERED FRONT PORCH
• TREX DECKING
• PRIVACY FENCED YARD
• DOUBLE CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (5.0% below list).
• Recommended offer: $223k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 (+4.5%/yr); 173 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• At $2,233/mo this rent would consume 53% of the median local household income ($50k/yr) (locally 3584% 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 $7k 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.

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 $223,348 (5.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $392,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1806 Maury St	0.00mi	4/2.5	1,720 (0%)	1mo	$300,000	$174	100
1804 Maury St	0.01mi	4/2.5	1,720 (0%)	1mo	$300,000	$174	99
210 E 18th St	0.13mi	3/2.5 (-1)	1,826 (+6%)	2mo	$348,500	$191	77
2118 Chicago Ave	0.28mi	3/2.5 (-1)	1,678 (-2%)	1mo	$305,000	$182	77
1800 Maury St	0.00mi	3/2.5 (-1)	1,487 (-14%)	1mo	$285,000	$192	71
2500 Hargrove St	0.68mi	3/2.5 (-1)	1,728 (+0%)	0mo	$397,500	$230	62
2019 Dinwiddie Ave	0.25mi	3/2.5 (-1)	1,490 (-13%)	1mo	$340,000	$228	60
1813 Fairfax Ave	0.35mi	3/2.5 (-1)	1,522 (-12%)	1mo	$355,000	$233	59
2004 Ingram Ave	0.59mi	4/2.0	1,554 (-10%)	1mo	$280,100	$180	54
2222 1/2 Perry St	0.64mi	3/2.5 (-1)	1,906 (+11%)	1mo	$435,000	$228	46
1110 Perry St	0.64mi	3/2.0 (-1)	1,503 (-13%)	2mo	$360,000	$240	40
1101 Porter St	0.62mi	3/3.0 (-1)	1,964 (+14%)	1mo	$500,000	$255	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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-25,566
• Equity at exit: $35,039

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $4,370
• Equity at exit: $20,319

Cash invested: $65,800 (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 23224

• Rents YoY: 4.5%
• Active inventory: 173
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $140

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $303	-5% $222	+0% $140	+5% $59	+10% $-22
Rent	-10% $-36	-5% $52	+0% $140	+5% $229	+10% $317
Rate	-1.0pp $259	-0.5pp $200	base $140	+0.5pp $80	+1.0pp $18

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1719 Everett St Richmond, VA	3.0	2.5	1748	$2,255	$1.29	44d	1	0.11mi
1709 Everett St Richmond, VA	4.0	1.5	1460	$1,995	$1.37	44d	1	0.12mi
107 E 16th St Richmond, VA	4.0	2.5	1608	$2,350	$1.46	11d	1	0.23mi
116 E 15th St Richmond, VA	4.0	2.0	1452	$2,250	$1.55	24d	1	0.27mi
1912 Porter St Richmond, VA	3.0	1.5	1415	$1,950	$1.38	24d	1	0.46mi
1529 Porter St Unit A Richmond, VA	3.0	2.5	1711	$2,400	$1.40	24d	1	0.49mi
1112 E 16th St Richmond, VA	4.0	1.0	1206	$1,595	$1.32	44d	1	0.50mi
1411 Porter St Unit B Richmond, VA	3.0	3.0	1500	$2,145	$1.43	5d	1	0.53mi
1212 Porter St Unit B Richmond, VA	3.0	2.5	1837	$2,300	$1.25	44d	1	0.57mi
1211 Porter St Richmond, VA	3.0	3.0	1571	$2,495	$1.59	20d	1	0.59mi
2117 Old Manchester St Richmond, VA	3.0	4.0	1960	$2,695	$1.38	11d	1	0.62mi
1100 Richmond Hwy Richmond, VA	1.0–3.0	1.0–2.0	1062	$2,345	$2.21	2d	16	0.62mi
1429 McDonough St Richmond, VA	1.0–3.0	1.0–2.0	826	$2,469	$2.99	2d	15	0.66mi
2522 Porter St Richmond, VA	3.0	2.5	1390	$1,800	$1.29	44d	1	0.66mi
2104 Boro Ridge St Richmond, VA	3.0	2.5	1916	$2,775	$1.45	44d	1	0.67mi
15 W 7th St Richmond, VA	1.0–3.0	1.0–2.5	881	$3,031	$3.44	2d	6	0.76mi
815 Perry St Richmond, VA	1.0–3.0	1.0–2.0	1004	$1,800	$1.79	2d	10	0.80mi
84 W 6th St Richmond, VA	3.0	2.0	1493	$2,715	$1.82	4d	1	0.80mi
403 Stockton St Richmond, VA	1.0–3.0	1.0–2.0	882	$2,140	$2.42	4d	22	0.83mi
3154 Stockton St Richmond, VA	3.0	1.0	1169	$1,600	$1.37	44d	1	1.09mi
3 E Blake Ln Richmond, VA	3.0	1.5	2065	$2,000	$0.97	4d	1	1.10mi

Listing history 2 events

1. 2026-04-10
   status Pending
2. 2026-04-06
   listed $235,000 Active

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

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: $26,802
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$6,836
• Taxable loss: −$2,187
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $2,210/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with modern updates and a great location. It's move-in ready and would benefit from some minor updates to increase its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Neutral paint can be updated to a more vibrant color to enhance curb appeal
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Neutral paint can be updated to a more vibrant color to enhance curb appeal ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency ↑
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal ↑

ⓘ 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: 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: Richmond City · 178,280 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 40,575
• Household income: $50,475
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3584.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 22% White 15% Two or more races 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 78% English-only · Spanish 19% French/Haitian/Cajun 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: ▼ -283.99%
• Current HPI: 336.9345
• Rent YoY: ▲ 4.55%
• 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

2 events — show timeline

• 2026-04-10 Pending — CVRMLS
• 2026-04-06 Listed $235,000 CVRMLS