106 W Laburnum Ave · Richmond, VA 23222

$225,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 32 Days on market

Built 1947 8,890 sqft lot Est $274k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath cape-style home offering approximately 1,176 square feet of living space in Richmond’s Northside area. Features include a functional layout, carport parking, and a spacious yard. Conveniently located near major highways, shopping, dining, and downtown Richmond. Property conveys AS IS. Refrigerator and detached shed convey AS IS.

Key facts

• 8,890 sq ft lot
• Parking
• Built 1947

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Aluminum and vinyl siding with drywall and frame construction; Asphalt/composition roof
• Construction: Aluminum siding; Vinyl siding; Frame construction; Drywall interior; Asphalt/composition roof
• Exterior features: Porch; Enclosed four-seasons (Florida) room; Storage shed(s); Fenced backyard

Interior

• Kitchen: Gas cooking; Oven; Refrigerator
• Bedrooms: Bedroom on second level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom with tub and shower (second level)
• Heating & cooling: Heat pump heating (electric); Central electric air conditioning
• Interior features: Ceiling fan(s); Dining area; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-11 ($-130/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (22.8% below list).
• Recommended offer: $174k (22.8% 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-.
• 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: Laburnum Elementary (math 12% / reading 27%, grade F, #1,089 of 1,108 statewide, top 99%, 456 students, 88% FRL); L. Douglas Wilder Middle (math 47% / reading 51%, grade C-, #238 of 342 statewide, top 71%, 761 students, 89% FRL); Henrico High (math 44% / reading 74%, grade C+, #256 of 319 statewide, top 81%, 1,348 students, 86% FRL) — zoned schools average 88% FRL vs 34% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 56% district-wide (-14 pts) — the specific schools serving this property underperform the Henrico County Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 185 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,826 units permitted in Henrico County in 2024 (785 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 $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

• It's been on market 32 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 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 $23k; list at $225k implies a 866% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $173,668 (22.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $274,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3914 Alma Ave	0.12mi	3/1.5	1,236 (+5%)	3mo	$167,500	$136	81
103 E Laburnum Ave	0.21mi	4/1.0 (+1)	1,189 (+1%)	3mo	$199,000	$167	81
107 N Chatham Dr	0.19mi	3/1.0	1,240 (+5%)	8mo	$235,000	$190	76
3906 Alma Ave	0.08mi	4/2.0 (+1)	1,260 (+7%)	2mo	$275,000	$218	74
4111 Corbin St	0.41mi	3/1.5	1,152 (-2%)	2mo	$305,000	$265	74
3512 Fendall Ave	0.30mi	2/1.0 (-1)	1,088 (-8%)	1mo	$157,000	$144	68
43 Loudon St	0.38mi	3/2.5	1,200 (+2%)	7mo	$295,000	$246	67
802 Cheatwood Ave	0.53mi	3/1.0	1,128 (-4%)	6mo	$330,000	$293	63
3226 Cliff Ave	0.72mi	3/1.0	1,194 (+2%)	3mo	$156,000	$131	62
3407 Garland Ave	0.49mi	2/1.0 (-1)	1,242 (+6%)	2mo	$301,500	$243	61
450 Patrick Ave	0.65mi	3/2.5	1,239 (+5%)	4mo	$320,000	$258	51
505 Fayette Ave	0.60mi	2/1.0 (-1)	1,053 (-10%)	8mo	$245,000	$233	43

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: -12.3%
• Equity multiple: 0.54×
• Total profit: $-29,143
• Equity at exit: $33,548

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $9,775
• Equity at exit: $19,454

Cash invested: $63,000 (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: 185
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-11

Break-even live

Break-even rent $1,750

Max offer price $223,087

Occupancy floor 96%

Sensitivity live

Price	-10% $117	-5% $53	+0% $-11	+5% $-75	+10% $-138
Rent	-10% $-148	-5% $-79	+0% $-11	+5% $58	+10% $126
Rate	-1.0pp $102	-0.5pp $46	base $-11	+0.5pp $-69	+1.0pp $-128

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 North Ave Richmond, VA	3.0	1.0	1008	$1,650	$1.64	13d	1	0.19mi
106 Trafton St Richmond, VA	2.0	1.0	720	$1,600	$2.22	4d	1	0.24mi
106 Trafton St Richmond, VA	2.0	1.0	720	$1,600	$2.22	19d	1	0.24mi
3600 Moss Side Ave Unit B Richmond, VA	2.0	1.0	800	$2,195	$2.74	45d	1	0.40mi
3716 Delmont St Richmond, VA	2.0	2.0	890	$1,122	$1.26	45d	1	0.42mi
401 Winston St Richmond, VA	2.0	1.0	784	$1,250	$1.59	3d	15	0.55mi
3510 Chamberlayne Ave Apt S Richmond, VA	2.0	1.0	849	$1,175	$1.38	25d	1	0.66mi
3810 Chamberlayne Ave Unit G Richmond, VA	2.0	1.0	750	$1,095	$1.46	19d	1	0.68mi
3810 Chamberlayne Ave Unit B Richmond, VA	2.0	1.0	850	$1,095	$1.29	45d	1	0.68mi
3303 Branch Ave Richmond, VA	3.0	1.0	800	$1,300	$1.62	45d	1	0.71mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	21d	1	0.81mi
3501 Meadowbridge Rd Richmond, VA	3.0	1.0	1383	$1,495	$1.08	25d	1	0.81mi
3909 Patrick Ave Richmond, VA	3.0	1.5	1200	$2,650	$2.21	45d	1	0.93mi
622 Pollock St Richmond, VA	3.0	1.5	1122	$2,300	$2.05	25d	1	0.95mi
2922 Noble Ave Unit A Richmond, VA	2.0	1.0	1200	$1,499	$1.25	6d	1	0.97mi
3200 Brook Rd Richmond, VA	1.0–2.0	1.0–2.5	968	$2,633	$2.72	3d	20	0.99mi
2807 Edgewood Ave Richmond, VA	3.0	1.0	1320	$1,750	$1.33	45d	1	1.09mi
3211 Maryland Ave Richmond, VA	4.0	1.5	1344	$1,871	$1.39	45d	1	1.12mi
3117 Meadowbridge Rd Richmond, VA	2.0	1.0	887	$1,225	$1.38	45d	1	1.14mi
3418 Carolina Ave Unit A Richmond, VA	2.0	1.0	1000	$1,524	$1.52	45d	1	1.16mi
3425 Carolina Ave Unit A Richmond, VA	3.0	1.0	1300	$1,400	$1.08	45d	1	1.19mi
3425 Carolina Ave Unit B Richmond, VA	3.0	1.0	1300	$1,400	$1.08	25d	1	1.19mi
4812 Chamberlayne Ave Unit 2 Richmond, VA	2.0	1.0	720	$1,325	$1.84	19d	1	1.19mi
2806 Hawthorne Ave Unit 1 Richmond, VA	2.0	1.0	1144	$1,400	$1.22	45d	1	1.19mi
4903 Chamberlayne Ave #1 Richmond, VA	2.0	1.0	780	$1,150	$1.47	45d	1	1.28mi
3621 Enslow Ave Richmond, VA	2.0	1.5	1232	$2,850	$2.31	25d	1	1.29mi
3202 1st Ave Richmond, VA	3.0	2.5	1440	$2,062	$1.43	23d	1	1.30mi
2420 Barton Ave Apt 2 Richmond, VA	2.0	1.0	900	$1,150	$1.28	25d	1	1.36mi
835 Winnetka Ave Richmond, VA	3.0	1.5	980	$1,775	$1.81	25d	1	1.37mi
2416 Barton Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,150	$1.15	45d	1	1.38mi
628 Windomere Ave Richmond, VA	1.0–2.0	1.0–1.5	750	$1,685	$2.25	3d	6	1.42mi
2400 Barton Ave Richmond, VA	2.0	1.0	813	$1,245	$1.53	6d	2	1.43mi
2810 2nd Ave Richmond, VA	2.0	1.0	1120	$1,950	$1.74	45d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $225,000 Active 32 DOM
2. 2026-06-18
   days on market $225,000 Active 29 DOM
3. 2026-06-17
   days on market $225,000 Active 28 DOM
4. 2026-06-16
   days on market $225,000 Active 27 DOM
5. 2026-06-15
   days on market $225,000 Active 26 DOM
6. 2026-06-13
   days on market $225,000 Active 24 DOM
7. 2026-06-09
   days on market $225,000 Active 20 DOM
8. 2026-06-08
   days on market $225,000 Active 19 DOM
9. 2026-06-07
   days on market $225,000 Active 18 DOM
10. 2026-06-05
    days on market $225,000 Active 15 DOM
11. 2026-06-03
    days on market $225,000 Active 14 DOM
12. 2026-06-02
    days on market $225,000 Active 13 DOM
13. 2026-06-01
    days on market $225,000 Active 12 DOM
14. 2026-05-31
    days on market $225,000 Active 11 DOM
15. 2026-05-21
    listed $225,000 Active 354-char remark

    Show marketing remark (354 chars)

    2-bedroom, 1-bath cape-style home offering approximately 1,176 square feet of living space in Richmond’s Northside area. Features include a functional layout, carport parking, and a spacious yard. Conveniently located near major highways, shopping, dining, and downtown Richmond. Property conveys AS IS. Refrigerator and detached shed convey AS IS.

16. 2026-05-21
    listed $225,000 Active

    Show marketing remark (354 chars)

    2-bedroom, 1-bath cape-style home offering approximately 1,176 square feet of living space in Richmond’s Northside area. Features include a functional layout, carport parking, and a spacious yard. Conveniently located near major highways, shopping, dining, and downtown Richmond. Property conveys AS IS. Refrigerator and detached shed convey AS IS.

17. 2026-05-18
    historical $225,000
18. 1977-02-01
    soldstatus $23,300

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$535/yr (+$45/mo · 40.9%)

ⓘ 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 8/10 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: $20,840
• − Mortgage interest: −$12,603
• − Property taxes: −$1,310
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$6,545
• Taxable loss: −$4,078
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $849/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 — 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

• County: Richmond City · 178,280 people
• City population: 287,109
• 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

+865.7% since first listed

4 events — show timeline

• 2026-05-21 Listed $225,000 WMLS
• 2026-05-21 Listed $225,000 CVRMLS
• 2026-05-18 Coming Soon $225,000 CVRMLS
• 1977-02-01 Sold (Public Records) $23,300 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,310 · +11.2% YoY. Source: county tax records.