10182 Purcell Rd · Laurel, VA 23228

$229,900

3 bd · 1.5 ba · 1,208 sqft · Townhouse public records · 2 Days on market

Built 1973 1,594 sqft lot $190/sqft · 7% below area Est $247k · 7% under $190/mo HOA · 10% of rent

---

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 +10.6/15.0
• Cash flow +10.3/30.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Specatcular Townhome!! Pergo Floors In Family room!!Tile (Black and White)In Kitchen and eating area!!New Dishwasher!New Hot Water heater!!Real Harrwood Floors In the 2 bedrooms on 2nd floor!!Ceiling fans thru-out!!A deck with a hugh Awning w/ sides screens (like Big Screen porch!)Detached Storage house. .Privacy Fencing!! Hottub is negotiable!

Key facts

• Large picture window
• Storage shed
• Private patio area

Tags

• LARGE PICTURE WINDOW
• PRIVATE PATIO AREA
• STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association with a $190 monthly fee; HOA covers common areas, grounds maintenance, structure maintenance, snow removal, and trash

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Two-story property; Attached property
• Construction: Aluminum siding; Brick; Drywall; Wood frame; Vinyl siding; Asphalt roof; Slab foundation; Built as existing (resale)
• Exterior features: Deck; Storage; Shed

Interior

• Kitchen: Dishwasher; Electric cooking; Oven
• Bedrooms: Includes a half bath on the first level; Full bath on the second level with tub and shower
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning (electric)
• Interior features: Sliding doors; Storm door(s); Dining area; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (16.7% below list).
• Recommended offer: $191k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Laurel — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#181 in VA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: commute F.
• 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.
• Zoned schools: Maude Trevvett Elementary (math 42% / reading 62%, grade C-, #696 of 1,108 statewide, top 66%, 537 students, 88% FRL); Brookland Middle (math 20% / reading 37%, grade F, #334 of 342 statewide, top 98%, 1,074 students, 90% FRL); Hermitage High (math 38% / reading 74%, grade C, #275 of 319 statewide, top 87%, 1,717 students, 88% FRL) — zoned schools average 89% FRL vs 34% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 148 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,496 (16.7% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $246,872
• List price: $229,900
• Delta: -6.87%
• 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
10182 Purcell Rd	0.00mi	2/1.5 (-1)	1,208 (0%)	1mo	$270,000	$224	94
2929 Sara Jean Ter	0.28mi	3/1.5	1,280 (+6%)	2mo	$292,000	$228	76
10109 Robin Lee Ln	0.33mi	3/2.5	1,292 (+7%)	0mo	$294,950	$228	69
2904 Sara Jean Ter	0.24mi	2/2.5 (-1)	1,280 (+6%)	7mo	$285,000	$223	64
9494 Tracey Lynne Cir	0.50mi	3/2.5	1,280 (+6%)	1mo	$285,000	$223	62
10108 Sara Jean Ct	0.33mi	2/2.5 (-1)	1,292 (+7%)	4mo	$269,000	$208	61
9484 Tracey Lynne Cir	0.48mi	3/2.5	1,280 (+6%)	5mo	$305,000	$238	59
9361 Brighter Tower Ct #1602	0.65mi	2/2.0 (-1)	1,040 (-14%)	1mo	$250,000	$240	39
9395 London Tower Ct #609	0.61mi	2/2.0 (-1)	1,040 (-14%)	5mo	$250,000	$240	37
10211 Wolfe Manor Ct #704	0.67mi	2/2.0 (-1)	1,040 (-14%)	6mo	$250,000	$240	34
10217 Wolfe Manor Ct #402	0.75mi	2/2.0 (-1)	1,040 (-14%)	2mo	$250,000	$240	34
10217 Wolfe Manor Ct #404	0.75mi	2/2.0 (-1)	1,040 (-14%)	5mo	$240,000	$231	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.21×
• Total profit: $-50,826
• Equity at exit: $34,279

10-year hold

• IRR: -30.4%
• Equity multiple: -0.18×
• Total profit: $-76,031
• Equity at exit: $19,878

Cash invested: $64,372 (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 23228

• Rents YoY: -0.1%
• Active inventory: 148
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$96
• HOA: −$190
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-126

Break-even live

Break-even rent $2,074

Max offer price $207,656

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-61	+0% $-126	+5% $-191	+10% $-256
Rent	-10% $-277	-5% $-202	+0% $-126	+5% $-50	+10% $25
Rate	-1.0pp $-10	-0.5pp $-67	base $-126	+0.5pp $-185	+1.0pp $-246

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10152 Purcell Rd Henrico, VA	2.0	1.5	1190	$1,795	$1.51	23d	1	0.06mi
9721 Drexel Ln Henrico, VA	3.0	1.5	1040	$1,975	$1.90	45d	1	0.59mi
9397 London Tower Ct #506 Glen Allen, VA	2.0	1.0	1050	$1,800	$1.71	45d	1	0.63mi
9352 Castle York Ct Unit 7 Glen Allen, VA	2.0	2.0	971	$1,650	$1.70	18d	1	0.69mi
9351 Kempton Manor Ct #1910 Glen Allen, VA	2.0	2.0	1050	$1,687	$1.61	23d	1	0.72mi
10530 Lambeth Rd Glen Allen, VA	3.0	1.0	1200	$2,300	$1.92	4d	1	1.13mi
9318 Tarheel Ter Henrico, VA	1.0–3.0	1.0–2.0	965	$2,049	$2.12	4d	6	1.16mi
8651 Millstream Dr Henrico, VA	3.0	2.5	1280	$2,095	$1.64	4d	1	1.32mi
5504 Springwater Ln Henrico, VA	3.0	2.5	1440	$2,200	$1.53	4d	1	1.39mi
5506 Springwater Ln Henrico, VA	3.0	2.5	1376	$2,300	$1.67	4d	1	1.39mi
5504 Millstream Ln Henrico, VA	3.0	2.5	1280	$1,825	$1.43	13d	1	1.44mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: water

Listing history 9 events

1. 2026-05-02
   status Pending 491-char remark
2. 2026-04-30
   listed $229,900 Active 491-char remark
3. 2004-07-19
   soldstatus $103,900 347-char remark

   Show marketing remark (347 chars)

   Specatcular Townhome!! Pergo Floors In Family room!!Tile (Black and White)In Kitchen and eating area!!New Dishwasher!New Hot Water heater!!Real Harrwood Floors In the 2 bedrooms on 2nd floor!!Ceiling fans thru-out!!A deck with a hugh Awning w/ sides screens (like Big Screen porch!)Detached Storage house. .Privacy Fencing!! Hottub is negotiable!

4. 2004-07-19
   soldstatus $103,900

   Show marketing remark (347 chars)

   Specatcular Townhome!! Pergo Floors In Family room!!Tile (Black and White)In Kitchen and eating area!!New Dishwasher!New Hot Water heater!!Real Harrwood Floors In the 2 bedrooms on 2nd floor!!Ceiling fans thru-out!!A deck with a hugh Awning w/ sides screens (like Big Screen porch!)Detached Storage house. .Privacy Fencing!! Hottub is negotiable!

5. 2004-07-19
   soldstatus $103,900

   Show marketing remark (347 chars)

   Specatcular Townhome!! Pergo Floors In Family room!!Tile (Black and White)In Kitchen and eating area!!New Dishwasher!New Hot Water heater!!Real Harrwood Floors In the 2 bedrooms on 2nd floor!!Ceiling fans thru-out!!A deck with a hugh Awning w/ sides screens (like Big Screen porch!)Detached Storage house. .Privacy Fencing!! Hottub is negotiable!

6. 2004-06-09
   listed $103,900 347-char remark

   Show marketing remark (347 chars)

   Specatcular Townhome!! Pergo Floors In Family room!!Tile (Black and White)In Kitchen and eating area!!New Dishwasher!New Hot Water heater!!Real Harrwood Floors In the 2 bedrooms on 2nd floor!!Ceiling fans thru-out!!A deck with a hugh Awning w/ sides screens (like Big Screen porch!)Detached Storage house. .Privacy Fencing!! Hottub is negotiable!

7. 2004-06-09
   listed $103,900

   Show marketing remark (347 chars)

   Specatcular Townhome!! Pergo Floors In Family room!!Tile (Black and White)In Kitchen and eating area!!New Dishwasher!New Hot Water heater!!Real Harrwood Floors In the 2 bedrooms on 2nd floor!!Ceiling fans thru-out!!A deck with a hugh Awning w/ sides screens (like Big Screen porch!)Detached Storage house. .Privacy Fencing!! Hottub is negotiable!

8. 1998-07-01
   soldstatus $60,000
9. 1992-06-01
   soldstatus $53,000

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$117/yr (+$10/mo · 6.6%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,980
• − Mortgage interest: −$12,878
• − Property taxes: −$1,768
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$2,280
• − Depreciation: −$6,688
• Taxable loss: −$5,461
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $-200/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 — Laurel

• Score: 73/100
• State rank: #181
• US rank: #5541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel, VA
• County: Henrico County · 334,490 people
• City population: 36,435
• Metro: Richmond, VA
• Population (ZIP): 36,527
• Household income: $70,260
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1712.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 50% Black 25% Hispanic / Latino 13% Two or more races 9% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Arabic 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: ▼ -342.74%
• Current HPI: 349.8903
• Rent YoY: ▼ -0.07%
• 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

+409.4% since first listed

11 events — show timeline

• 2026-05-26 Sold (Public Records) $270,000 Public Records
• 2026-05-22 Sold (MLS) $270,000 CVRMLS
• 2026-05-02 Pending — CVRMLS
• 2026-04-30 Listed $229,900 CVRMLS
• 2004-07-19 Sold (Public Records) $103,900 Public Records
• 2004-07-19 Sold (MLS) $103,900 CVRMLS
• 2004-07-19 Sold (MLS) $103,900 CVRMLS
• 2004-06-09 Listed $103,900 CVRMLS
• 2004-06-09 Listed $103,900 CVRMLS
• 1998-07-01 Sold (Public Records) $60,000 Public Records
• 1992-06-01 Sold (Public Records) $53,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,768 · +6.2% YoY. Source: county tax records.