10524 Sunne Ct · Rockwood, VA 23832

$234,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 147 Days on market

Built 1979 10,759 sqft lot Est $291k · 19% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice Price Adjustment to $234,900!!! It's never too late to own Real Estate. With some handy work and updating, you can turn this Ranch-style into a fantastic Starter Home for your family. Your Living Room is right at the entrance where you will greet and entertain your guests. The Eat-In Kitchen has loads of space and washer and dryer hook-ups. There are 3 Bedrooms and a Hall Bath with a Vanity and Tub. Nice wooded lot provides plenty of shade. This home is selling As Is. Schedule your tour today

Key facts

• Wooded lot
• Ranch-style
• Eat-in kitchen

Tags

• RANCH-STYLE
• EAT-IN KITCHEN
• WOODED LOT
• WASHER AND DRYER HOOK-UPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $209k (10.8% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.2% in Rockwood — 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 77/100 on livability (#86 in VA, #2,803 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: amenities F, commute F.
• Chesterfield County Public School District (suburban): math 52% / reading 64% proficiency, ranked #57 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 363 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,307 units permitted in Chesterfield County in 2024 (462 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.
• Chesterfield County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $235k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.89% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $291,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10507 Sarata Ln	0.09mi	3/1.0	1,040 (0%)	2mo	$297,500	$286	94
5430 Solaris Dr	0.13mi	3/1.0	1,040 (0%)	5mo	$296,500	$285	90
5212 Rollingway Rd	0.24mi	3/1.0	1,040 (0%)	5mo	$275,000	$264	85
5112 Rollingway Rd	0.33mi	3/1.0	1,040 (0%)	0mo	$291,000	$280	84
5124 Rollingway Rd	0.29mi	3/1.0	1,040 (0%)	4mo	$210,000	$202	83
5213 Oakforest Dr	0.27mi	3/1.0	1,040 (0%)	7mo	$290,000	$279	82
10908 August Ct	0.52mi	3/1.0	1,040 (0%)	1mo	$279,990	$269	75
10905 August Ct	0.48mi	3/1.0	1,040 (0%)	12mo	$245,000	$236	67
5012 Alberta Rd	0.57mi	3/1.5	1,006 (-3%)	1mo	$270,000	$268	65
5041 Oakforest Dr	0.47mi	3/2.0	1,104 (+6%)	11mo	$320,000	$290	54
5037 Alberta Rd	0.51mi	3/1.0	960 (-8%)	11mo	$281,000	$293	54
10303 W Alberta Ct	0.68mi	3/1.0	960 (-8%)	2mo	$285,000	$297	54

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 · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-29,507
• Equity at exit: $35,024

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-17,241
• Equity at exit: $20,310

Cash invested: $65,772 (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 23832

• Rents YoY: 2.6%
• Active inventory: 363
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$176 /mo · $2,117/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $149

Break-even live

Break-even rent $1,907

Max offer price $234,900

Occupancy floor 88%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9906 Family Ln Chesterfield, VA	3.0	1.0	1274	$1,888	$1.48	43d	1	0.19mi
4613 Bridgewood Rd Midlothian, VA	3.0	1.0	1056	$1,995	$1.89	1d	1	1.37mi

Listing history 4 events

1. 2026-03-14
   status Pending
2. 2026-01-22
   price $234,900
3. 2025-10-17
   listed $264,900 Active
4. 1980-04-04
   soldstatus $38,385

ⓘ 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: $2,117 · $176/mo
• Projected year-2 tax: $2,117 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 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: $25,139
• − Mortgage interest: −$13,158
• − Property taxes: −$2,117
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$6,833
• Taxable loss: −$2,167
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $2,306/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: Chesterfield County Public School District
• NCES district ID: 5100840
• Math proficiency: 52% ▼ -30.00%
• Reading proficiency: 64% ▼ -15.00%
• Median HH income: $72,821
• Composite: 51.56/100
• National rank: #1712
• State rank: #57 of 131 in VA

Livability — Rockwood

• Score: 77/100
• State rank: #86
• US rank: #2803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chesterfield County · 406,988 people
• Metro: Richmond, VA
• Population (ZIP): 41,442
• Household income: $111,684
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 363.0

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 377,190 people
• By 2030: 395,710 · +4.9%
• By 2040: 427,694 · +13.4%
• By 2050: 452,706 · +20.0%
• By 2075: 505,533 · +34.0%
• By 2100: 521,282 · +38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam, South Korea
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Chesterfield

• 2024 margin: Lean D (+9.0) · D 53.8% · R 44.8% · Other 1.4%
• 2008→2024 swing: +16.4pp toward D · 2008: -7.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+6.7 2016: R+2.2 2012: R+7.1 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.03%
• Current HPI: 267.8038
• Rent YoY: ▲ 2.58%
• 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

+512.0% since first listed

4 events — show timeline

• 2026-03-14 Pending — CVRMLS
• 2026-01-22 Price Changed $234,900 CVRMLS
• 2025-10-17 Listed $264,900 CVRMLS
• 1980-04-04 Sold (Public Records) $38,385 Public Records

Property tax history

+15.6%/yr

Latest (2025): $2,117 · +8.8% YoY. Source: county tax records.