8900 Michaux Ln · Tuckahoe, VA 23229

$150,000

3 bd · 1.5 ba · 1,894 sqft · SingleFamily public records · 30 Days on market

Built 1956 0.28 ac lot $79/sqft · 64% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Online only Auction. Start date May 11th for showings and bidding. Auction close June 8th 7pm. Investor Project complete renovation needed. List price is bidding start price. This is a reserved auction. Will sell for bid of $175,000 or above at auction close. Brick with 3 bedrooms, 1.5 baths, living room, porch den/office off the living room, large kitchen, dining room, very large family room. Brick construction, corner lot for easy access around the entire house. Utilities are off. Area homes moving quickly! More pictures and descriptions and information coming soon! Old truck will be removed before closing. Sold "AS-IS". Bidder registration and approval required. Truck will be

Key facts

• 0.28 acre lot
• Parking
• Built 1956

Property features AI

Exterior

• Parking: Driveway parking; On-street parking; Unpaved parking areas
• Utilities: Public water; Public sewer; Electric power
• Home design: Single-story main living with at least one second-level bedroom; Brick veneer and frame construction; Shingle roof; Resale property; Zoned R3
• Construction: Built (actual year recorded); Brick veneer and frame construction; Shingle roof; Crawl space foundation
• Exterior features: Front porch; Unpaved driveway; Corner lot

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Primary and other bedrooms on the first level; an additional bedroom on the second level
• Flooring: Wood floors throughout
• Bathrooms: One full bathroom with tub and shower; One half bathroom
• Heating & cooling: Electric heating
• Interior features: Main-level primary bedroom; Wood flooring; Masonry fireplace (1)
• Laundry & utility: Laundry room on the first level; Water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.6% in Tuckahoe — 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 75/100 on livability (#128 in VA, #4,108 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities D+, cost of living D, 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: Maybeury Elementary (math 55% / reading 67%, grade B, #524 of 1,108 statewide, top 48%, 653 students, 45% FRL); Tuckahoe Middle (math 62% / reading 78%, grade A, #80 of 342 statewide, top 24%, 1,003 students, 48% FRL); Douglas S. Freeman High (math 63% / reading 89%, grade A-, #102 of 319 statewide, top 32%, 1,860 students, 40% FRL).
• Zoned-school proficiency averages 69% at this address vs 56% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Henrico County Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 154 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.05%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (median comp): $417,961
• List price: $150,000
• Delta: -64.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8912 Michaux Ln	0.11mi	4/2.0 (+1)	1,870 (-1%)	8mo	$430,000	$230	80
9100 Gayton Rd	0.37mi	4/2.0 (+1)	1,856 (-2%)	6mo	$350,000	$189	67
9014 Splitwood Cir	0.44mi	4/2.5 (+1)	1,872 (-1%)	3mo	$560,000	$299	66
901 Kevin Dr	0.34mi	3/2.0	1,636 (-14%)	0mo	$453,000	$277	59
806 Westriver Dr	0.61mi	3/2.0	2,015 (+6%)	1mo	$510,000	$253	58
902 Kevin Dr	0.33mi	4/2.5 (+1)	2,072 (+9%)	6mo	$385,000	$186	55
1312 St Michaels Ln	0.67mi	3/2.0	1,752 (-8%)	1mo	$455,000	$260	53
1304 Grumman Dr	0.72mi	4/2.0 (+1)	1,953 (+3%)	1mo	$453,000	$232	53
805 Farnwood Dr	0.54mi	4/2.5 (+1)	2,044 (+8%)	0mo	$524,000	$256	52
8510 Ridgeview Dr	0.59mi	3/2.0	1,703 (-10%)	2mo	$525,000	$308	52
8801 Watlington Rd	0.40mi	4/3.0 (+1)	2,124 (+12%)	3mo	$695,000	$327	48
8503 Julian Rd	0.70mi	3/2.5	1,688 (-11%)	6mo	$450,000	$267	40

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $38,594
• Equity at exit: $22,365

10-year hold

• IRR: 30.5%
• Equity multiple: 3.75×
• Total profit: $115,644
• Equity at exit: $12,969

Cash invested: $42,000 (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 23229

• Rents YoY: 3.1%
• Active inventory: 154
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$787
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $982

Break-even live

Break-even rent $1,392

Max offer price $150,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,067	-5% $1,024	+0% $982	+5% $939	+10% $897
Rent	-10% $774	-5% $878	+0% $982	+5% $1,086	+10% $1,190
Rate	-1.0pp $1,057	-0.5pp $1,020	base $982	+0.5pp $943	+1.0pp $903

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8602 Warrenton Dr Henrico, VA	3.0	2.0	1800	$3,600	$2.00	45d	1	0.50mi
8701 Holly Hill Rd Henrico, VA	3.0	1.0	1254	$1,995	$1.59	25d	1	0.61mi
9609 University Blvd Henrico, VA	4.0	1.5	1717	$2,500	$1.46	4d	1	0.84mi
8808 Three Chopt Rd Richmond, VA	2.0	1.0–2.0	790	$1,938	$2.45	3d	19	1.26mi
10002 Castile Ct Henrico, VA	1.0–3.0	1.0–2.5	1329	$2,634	$1.98	3d	40	1.38mi

Listing history 11 events

1. 2026-06-10
   status $150,000 Pending 30 DOM
2. 2026-06-09
   days on market $150,000 Active 30 DOM
3. 2026-06-08
   days on market $150,000 Active 29 DOM
4. 2026-06-07
   days on market $150,000 Active 28 DOM
5. 2026-06-05
   days on market $150,000 Active 25 DOM
6. 2026-06-03
   days on market $150,000 Active 24 DOM
7. 2026-06-02
   days on market $150,000 Active 23 DOM
8. 2026-06-01
   days on market $150,000 Active 22 DOM
9. 2026-05-31
   days on market $150,000 Active 21 DOM
10. 2026-05-11
    listed $150,000 Active 776-char remark
11. 2026-05-05
    historical $150,000 776-char remark

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,005 · $250/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,615
• − Mortgage interest: −$8,402
• − Property taxes: −$3,005
• − Insurance: −$750
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$4,364
• Taxable income: $10,036
• Est. tax owed @ 24.0%: −$2,409
• After-tax cash flow: $9,373/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 — Tuckahoe

• Score: 75/100
• State rank: #128
• US rank: #4108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuckahoe, VA
• County: Henrico County · 334,490 people
• City population: 26,050
• Metro: Richmond, VA
• Population (ZIP): 35,689
• Household income: $107,854
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 998.0

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 White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 9% Two or more races 7% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 8% Other Indo-European 4% Arabic 3%

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: ▼ -316.94%
• Current HPI: 361.1207
• Rent YoY: ▲ 3.11%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-09 Pending — CVRMLS
• 2026-05-11 Listed $150,000 CVRMLS
• 2026-05-05 Coming Soon $150,000 CVRMLS

Property tax history

+6.1%/yr

Latest (2025): $3,005 · +4.9% YoY. Source: county tax records.