4207 Chickahominy Ave · East Highland Park, VA 23222

$289,950

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 16 Days on market

Built 1951 8,102 sqft lot Est $288k · at est.

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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 +12.1/30.0
• ARV discount +7.2/15.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this well-maintained Cape Cod offering immediate move-in comfort, flexible living space, and outstanding potential at an affordable price. Featuring a large detached one-car garage, multiple bonus spaces, off-street parking, and a layout that lives larger than expected, this property delivers exceptional value for homeowners and investors alike. This charming home offers an abundance of versatile spaces, including 2 first-floor bedrooms, an additional bedroom upstairs, and a bonus room perfect for a home office, guest space, playroom, hobby room, or extra storage. In addition to the main living areas, the home features a cozy breakfast room, a practical mud room with

Key facts

• 8,102 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer; Electric power (implied by electric heating and water heater)
• Home design: Single-story home; Resale property
• Construction: Frame construction with vinyl siding
• Exterior features: Public water; Public sewer; Zoning: R3

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom with tub (located on the first level)
• Heating & cooling: Electric heating; Heat pump for heating; Heat pump for cooling
• Interior features: Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (25.1% below list).
• Recommended offer: $217k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in East Highland Park — 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 72/100 on livability (#197 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities D-.
• 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.
• Market conditions: Rents rising fast (+7.4%/yr); 179 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• This rent runs 42% of the median local income ($61k/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 $9k 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

• It's been on market 16 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $220k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $217,202 (25.1% 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 1951 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.75% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $287,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1959 Mcdonald Rd	0.07mi	4/1.0 (+1)	1,632 (+11%)	1mo	$227,500	$139	74
4202 Thomas Dr	0.12mi	4/2.0 (+1)	1,543 (+4%)	6mo	$190,000	$123	73
1911 N Battery Dr	0.14mi	4/2.0 (+1)	1,546 (+5%)	8mo	$288,500	$187	70
3910 Genacre Ln	0.39mi	3/1.0	1,586 (+8%)	5mo	$255,000	$161	65
3718 Hargrove Ave	0.43mi	4/1.0 (+1)	1,356 (-8%)	6mo	$260,000	$192	57
4507 Gaines Rd	0.42mi	3/1.5	1,695 (+15%)	0mo	$330,000	$195	54
3605 Pemberton Ave	0.57mi	3/1.0	1,314 (-11%)	5mo	$150,000	$114	51
2126 Rhudy St	0.74mi	4/2.5 (+1)	1,513 (+2%)	2mo	$370,000	$245	49
3822 Vawter Ave	0.72mi	3/2.0	1,398 (-5%)	9mo	$325,000	$232	46
3802 Martin Ave	0.49mi	4/2.0 (+1)	1,632 (+11%)	8mo	$340,450	$209	44
4605 Olney Dr	0.49mi	4/2.5 (+1)	1,664 (+13%)	5mo	$349,000	$210	41
2104 Byron St	0.64mi	4/2.0 (+1)	1,314 (-11%)	6mo	$277,900	$211	38

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 · 7.43% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.49×
• Total profit: $-41,130
• Equity at exit: $43,232

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $3,891
• Equity at exit: $25,070

Cash invested: $81,186 (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 23222

• Rents YoY: 7.4%
• Active inventory: 179
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-65

Break-even live

Break-even rent $2,255

Max offer price $278,426

Occupancy floor 98%

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: $72,488
• Closing costs: $8,698
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4184 Park Trail Dr Richmond, VA	3.0	2.5	1606	$2,525	$1.57	3d	1	0.23mi
4019 Grand Reserve Ln Richmond, VA	3.0	2.5	1606	$3,000	$1.87	23d	1	0.24mi
4008 Wilmont Dr Richmond, VA	3.0	1.0	1040	$2,095	$2.01	23d	1	0.30mi
4100 Concord Creek Pl Richmond, VA	1.0–3.0	1.0–2.0	912	$2,395	$2.62	1d	30	0.31mi
4121 Concord Creek PL Richmond, VA	1.0–2.0	1.0–2.0	892	$2,570	$2.88	1d	26	0.43mi
3607 Harris Ave Richmond, VA	3.0	1.0	992	$1,750	$1.76	23d	1	0.69mi
1519 Byron St Richmond, VA	3.0	1.5	1384	$1,700	$1.23	3d	1	0.70mi
3615 Ammons Ave Richmond, VA	3.0	1.0	1200	$1,595	$1.33	14d	1	0.75mi
3621 Enslow Ave Richmond, VA	2.0	1.5	1232	$2,850	$2.31	23d	1	0.86mi
3317 Waverly Blvd Unit B Richmond, VA	3.0	2.0	1500	$1,875	$1.25	17d	1	0.95mi
3511 1st Ave Richmond, VA	4.0	1.5	1600	$2,050	$1.28	23d	1	0.95mi
3411 Oxnard Rd Richmond, VA	3.0	1.0	1083	$1,795	$1.66	17d	1	1.05mi
3462 Howard Rd Richmond, VA	1.0–3.0	1.0	695	$1,550	$2.23	2d	14	1.05mi
3101 Divine Dr Richmond, VA	3.0	2.5	1525	$2,700	$1.77	3d	1	1.05mi
3425 Carolina Ave Unit B Richmond, VA	3.0	1.0	1300	$1,400	$1.08	23d	1	1.06mi
3425 Carolina Ave Unit A Richmond, VA	3.0	1.0	1300	$1,400	$1.08	43d	1	1.07mi
3418 Carolina Ave Unit A Richmond, VA	2.0	1.0	1000	$1,524	$1.52	43d	1	1.10mi
3909 Patrick Ave Richmond, VA	3.0	1.5	1200	$2,650	$2.21	43d	1	1.10mi
3615 Missouri Ave Richmond, VA	3.0	2.0	1758	$2,150	$1.22	43d	1	1.12mi
3202 1st Ave Richmond, VA	3.0	2.5	1440	$2,062	$1.43	21d	1	1.24mi
3103 Dill Ave Richmond, VA	3.0	1.5	1380	$2,050	$1.49	23d	1	1.28mi
3211 Maryland Ave Richmond, VA	4.0	1.5	1344	$1,871	$1.39	43d	1	1.30mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	20d	1	1.31mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	23d	1	1.31mi
3324 Meadowbridge Rd Richmond, VA	4.0	2.5	1667	$2,175	$1.30	17d	1	1.34mi
3017 Dill Ave Richmond, VA	4.0	2.0	1578	$1,895	$1.20	3d	1	1.35mi
3117 Meadowbridge Rd Richmond, VA	2.0	1.0	887	$1,225	$1.38	43d	1	1.37mi
622 Pollock St Richmond, VA	3.0	1.5	1122	$2,300	$2.05	23d	1	1.38mi
3217 Hunters Mill Dr Richmond, VA	3.0	1.5	1178	$1,975	$1.68	43d	1	1.40mi
3221 Hunters Mill Dr Richmond, VA	3.0	2.0	1254	$1,750	$1.40	3d	1	1.41mi
3231 Hunters Mill Dr Richmond, VA	2.0	1.5	1064	$1,550	$1.46	23d	1	1.42mi
2919 4th Ave #2 Richmond, VA	2.0	2.0	950	$1,287	$1.35	43d	1	1.43mi

Listing history 11 events

1. 2026-06-09
   days on market $289,950 Active 16 DOM
2. 2026-06-08
   days on market $289,950 Active 15 DOM
3. 2026-06-07
   days on market $289,950 Active 14 DOM
4. 2026-06-05
   pricedays on market $289,950 Active 11 DOM
5. 2026-06-03
   days on market $299,950 Active 10 DOM
6. 2026-06-02
   days on market $299,950 Active 9 DOM
7. 2026-06-01
   days on market $299,950 Active 8 DOM
8. 2026-05-31
   days on market $299,950 Active 7 DOM
9. 2026-05-20
   historical $299,950
10. 2026-04-30
    soldstatus $220,000
11. 1999-02-01
    soldstatus $81,500

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$700/yr (+$58/mo · 41.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,064
• − Mortgage interest: −$16,242
• − Property taxes: −$1,677
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$8,435
• Taxable loss: −$5,910
• Est. tax savings @ 24.0%: +$1,418
• After-tax cash flow: $636/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 — East Highland Park

• Score: 72/100
• State rank: #197
• US rank: #6099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Highland Park, VA
• County: Richmond City · 178,280 people
• Metro: Richmond, VA
• Population (ZIP): 26,322
• Household income: $61,345
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1325.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 21% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -288.72%
• Current HPI: 428.4029
• Rent YoY: ▲ 7.43%
• 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

+268.0% since first listed

3 events — show timeline

• 2026-05-20 Coming Soon $299,950 CVRMLS
• 2026-04-30 Sold (Public Records) $220,000 Public Records
• 1999-02-01 Sold (Public Records) $81,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,677 · +3.1% YoY. Source: county tax records.