7246 Peyton Randolph Ln · New Kent, VA 23124

$294,950

3 bd · 2.5 ba · 1,568 sqft · Townhouse public records · 81 Days on market

Built 2022 Good condition 2,395 sqft lot $188/sqft · at area comps Est $292k · at est. $240/mo HOA · 10% of rent

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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 +10.5/30.0
• ARV discount +7.0/15.0
• Schools +5.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller offering $2,500 toward buyer’s closing costs. This beautifully maintained, serene retreat located in one of New Kent’s most sought-after 55+ community, where comfort, convenience, & lifestyle blend together seamlessly. This thoughtfully designed townhome offers the highly desirable benefit of a main-level primary suite with full bath, allowing for true first-floor living with no stairs required for your daily routine. A main-level laundry room adds also adds even more convenience. The spacious primary bedroom features a walk-in closet & a pristine en-suite bath, creating a peaceful private retreat. The open-concept floor plan is perfect for both entertaining & comfortable daily living. The gourmet kitchen features granite countertops, stainless steel appliances, including refrigerator, gas range, dishwasher, & built-in microwave, ample cabinetry, & a large center island with seating that flows seamlessly into the dining & living areas. Remote-controlled electric blinds in some rooms add a modern, elevated touch. Upstairs, you’ll find two generously sized bedrooms & a full bath, ideal for guests, hobbies, or additional living space, while still allowing you to live entirely on the first floor. Enjoy outdoor living in the fenced backyard with a covered patio & ceiling fan, perfect for relaxing or entertaining year-round. The home also includes a one-car attached garage & concrete driveway for added convenience. Additional highlights include recessed lighting, a main-level guest half bath, & low-maintenance living with lawn & exterior maintenance included. Residents enjoy access to exceptional community amenities, including a clubhouse, swimming pool, fitness center, pickleball & bocce courts, dog park, golf registration, & scenic walking trails. Conveniently located near New Kent Winery, known for its handcrafted Virginia wines & relaxed vineyard atmosphere, with easy access to Richmond, golf courses, & local attractions. Schedule a private showing & make this gorgeous home yours today!

Key facts

• Gourmet kitchen
• Covered patio
• Fenced backyard

Tags

• MAIN-LEVEL PRIMARY SUITE
• MAIN-LEVEL LAUNDRY ROOM
• GOURMET KITCHEN
• FENCED BACKYARD
• COVERED PATIO
• SCENIC WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (18.2% below list).
• Recommended offer: $241k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 1.8% in New Kent — 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 70/100 on livability (#230 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• New Kent County Public School District (rural): math 58% / reading 73% proficiency, ranked #32 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 156 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in New Kent County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• New Kent County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $241,141 (18.2% 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 81 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $292,001
• List price: $294,950
• Delta: 1.01%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7254 Peyton Randolph Ln	0.02mi	3/2.5	1,564 (-0%)	6mo	$300,000	$192	94
7231 George Wythe Ln	0.04mi	3/2.5	1,564 (-0%)	11mo	$282,000	$180	89
7748 Baron Berkley Ln	0.10mi	3/2.5	1,568 (0%)	8mo	$301,000	$192	88
7227 Lyon Taylor Ln	0.08mi	3/2.5	1,635 (+4%)	2mo	$306,000	$187	87
7270 Lyon Taylor Ln	0.16mi	3/2.5	1,607 (+2%)	2mo	$319,000	$199	86
7234 Lyon Taylor Ln	0.11mi	3/2.5	1,607 (+2%)	6mo	$310,000	$193	86
7245 Peyton Randolph Ln	0.02mi	3/2.5	1,568 (0%)	19mo	$291,000	$186	83
7259 Peyton Randolph Ln	0.04mi	3/2.5	1,564 (-0%)	20mo	$309,500	$198	81
7227 Peyton Randolph Ln	0.05mi	3/2.5	1,568 (0%)	22mo	$312,000	$199	79
7849 Sir Wyatt Dr Unit C	0.08mi	3/2.5	1,564 (-0%)	21mo	$293,000	$187	78
7821 Sir Wyatt Dr	0.09mi	3/2.5	1,630 (+4%)	16mo	$299,000	$183	76

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-57,259
• Equity at exit: $43,978

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-61,920
• Equity at exit: $25,502

Cash invested: $82,586 (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 23124

• Home prices YoY: -27.8%
• Active inventory: 156
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$123
• HOA: −$240
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-149

Break-even live

Break-even rent $2,600

Max offer price $268,570

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-66	+0% $-149	+5% $-233	+10% $-316
Rent	-10% $-340	-5% $-245	+0% $-149	+5% $-54	+10% $41
Rate	-1.0pp $-1	-0.5pp $-74	base $-149	+0.5pp $-226	+1.0pp $-304

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: $73,738
• Closing costs: $8,848
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7257 George Wythe Ln New Kent, VA	3.0	2.5	1568	$2,395	$1.53	44d	1	0.08mi
7253 Cress Ter New Kent, VA	3.0	2.5	2192	$2,600	$1.19	2d	1	0.82mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: gaselectricexterior maint.poolgym

Listing history 23 events

1. 2026-06-17
   status $294,950 Pending 81 DOM
2. 2026-06-16
   days on market $294,950 Active 81 DOM
3. 2026-06-15
   days on market $294,950 Active 80 DOM
4. 2026-06-13
   days on market $294,950 Active 78 DOM
5. 2026-06-13
   days on market $294,950 Active 77 DOM
6. 2026-06-10
   days on market $294,950 Active 75 DOM
7. 2026-06-09
   days on market $294,950 Active 74 DOM
8. 2026-06-08
   days on market $294,950 Active 73 DOM
9. 2026-06-07
   days on market $294,950 Active 72 DOM
10. 2026-06-03
    days on market $294,950 Active 68 DOM
11. 2026-06-02
    days on market $294,950 Active 67 DOM
12. 2026-06-01
    days on market $294,950 Active 66 DOM
13. 2026-05-31
    days on market $294,950 Active 65 DOM
14. 2026-03-27
    listed $299,950 Active 2134-char remark

    Show marketing remark (2134 chars)

    Seller offering $2,500 toward buyer’s closing costs. This beautifully maintained, serene retreat located in one of New Kent’s most sought-after 55+ community, where comfort, convenience, & lifestyle blend together seamlessly. This thoughtfully designed townhome offers the highly desirable benefit of a main-level primary suite with full bath, allowing for true first-floor living with no stairs required for your daily routine. A main-level laundry room adds also adds even more convenience. The spacious primary bedroom features a walk-in closet & a pristine en-suite bath, creating a peaceful private retreat. The open-concept floor plan is perfect for both entertaining & comfortable daily living. The gourmet kitchen features granite countertops, stainless steel appliances, including refrigerator, gas range, dishwasher, & built-in microwave, ample cabinetry, & a large center island with seating that flows seamlessly into the dining & living areas. Remote-controlled electric blinds in some rooms add a modern, elevated touch. Upstairs, you’ll find two generously sized bedrooms & a full bath, ideal for guests, hobbies, or additional living space, while still allowing you to live entirely on the first floor. Enjoy outdoor living in the fenced backyard with a covered patio & ceiling fan, perfect for relaxing or entertaining year-round. The home also includes a one-car attached garage & concrete driveway for added convenience. Additional highlights include recessed lighting, a main-level guest half bath, & low-maintenance living with lawn & exterior maintenance included. Residents enjoy access to exceptional community amenities, including a clubhouse, swimming pool, fitness center, pickleball & bocce courts, dog park, golf registration, & scenic walking trails. Conveniently located near New Kent Winery, known for its handcrafted Virginia wines & relaxed vineyard atmosphere, with easy access to Richmond, golf courses, & local attractions. Schedule a private showing & make this gorgeous home yours today!

15. 2026-03-26
    historical
16. 2026-02-24
    price $299,950
17. 2026-02-07
    listed $304,950 Active
18. 2024-12-15
    historical $2,000
19. 2024-12-03
    listed $2,000
20. 2024-08-23
    historical $1,900
21. 2024-07-14
    price $1,900
22. 2024-05-30
    price $2,000
23. 2024-05-16
    listed $1,800

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$682/yr (+$57/mo · 39.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,937
• − Mortgage interest: −$16,522
• − Property taxes: −$1,736
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$2,880
• − Depreciation: −$8,580
• Taxable loss: −$6,886
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-139/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 · 1 photo

Good 75/100 Cosmetic rehab

This meticulously maintained townhouse in a sought-after community offers a serene and convenient lifestyle with a main-level primary suite and laundry room, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New window treatments — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

ⓘ 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: New Kent County Public School District
• NCES district ID: 5102610
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $72,460
• Composite: 57.73/100
• National rank: #1055
• State rank: #32 of 131 in VA

Livability — New Kent

• Score: 70/100
• State rank: #230
• US rank: #7768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,913

Population outlook (New Kent County) Hauer SSP2

• Today (2025): 24,555 people
• By 2030: 26,549 · +8.1%
• By 2040: 30,259 · +23.2%
• By 2050: 33,471 · +36.3%
• By 2075: 41,261 · +68.0%
• By 2100: 44,339 · +80.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Romanian 5% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 5% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · New Kent

• 2024 margin: Solid R (+31.9) · D 33.7% · R 65.5%
• 2008→2024 swing: -2.9pp toward R · 2008: -28.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+34.6 2016: R+37.6 2012: R+33.7 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.51%
• Current HPI: 174.972
• Rent YoY: —
• Metro: —
• 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

+16563.9% since first listed

10 events — show timeline

• 2026-03-27 Listed $299,950 CVRMLS
• 2026-03-26 Listing Removed — CVRMLS
• 2026-02-24 Price Changed $299,950 CVRMLS
• 2026-02-07 Listed $304,950 CVRMLS
• 2024-12-15 Rental Removed $2,000 APPFOLIO
• 2024-12-03 Listed for Rent $2,000 APPFOLIO
• 2024-08-23 Rental Removed $1,900 APPFOLIO
• 2024-07-14 Price Changed $1,900 APPFOLIO
• 2024-05-30 Price Changed $2,000 APPFOLIO
• 2024-05-16 Listed for Rent $1,800 APPFOLIO

Property tax history

+65.3%/yr

Latest (2025): $1,736 · +1.7% YoY. Source: county tax records.