9 Jarratt Ct · Petersburg, VA 23803

$116,500

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 109 Days on market

Built 1987 871 sqft lot Est $217k · 46% under $125/mo HOA · 9% of rent

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.9/10.0
• Appreciation +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Recently updated townhouse that has not been lived in since updates. Move in ready house. New carpet, new paint, new roof, new gas stove, new dishwasher, large primary bedroom, updated bathroom, updated electrical fixtures and panel box. Owner resolved all previous home inspection findings. This is the best house in the Richmond/Petersburg area for the value. 2nd floor laundry closet. Fenced patio area. Please see attached mortgage lenders who will cover buyer closing cost.

Key facts

• New stove
• Gas cooking
• Newer water heater

Tags

• NEW ROOF
• NEW FLOOR COVERING
• NEW DISHWASHER
• NEW STOVE
• NEWER WATER HEATER
• GAS COOKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.5% in Petersburg — 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 61/100 on livability (#413 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Petersburg City Public School District (suburban): math 26% / reading 44% proficiency, ranked #131 of 131 in VA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cool Spring Elementary (math 17% / reading 32%, grade F, #1,051 of 1,108 statewide, top 96%, 530 students, 102% FRL); Vernon Johns Middle (math 21% / reading 47%, grade F, #330 of 342 statewide, top 96%, 921 students, 99% FRL); Petersburg High (math 43% / reading 62%, grade C-, #293 of 319 statewide, top 92%, 1,080 students, 97% FRL) — zoned schools average 99% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 294 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($805 loan paydown + $2k appreciation (1.4% local appreciation)).
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 5.9% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y 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.
• Current owner paid $38k; list at $116k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $106,015 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. Crime grade is F 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: 1.19% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $216,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
747 Wilson St	0.31mi	3/2.0	1,120 (+1%)	1mo	$220,000	$196	78
655 Lawrence St	0.43mi	3/1.0	1,134 (+2%)	6mo	$80,000	$71	71
318 St Matthew St	0.39mi	2/1.0 (-1)	1,152 (+4%)	2mo	$130,000	$113	69
829 Rome St	0.46mi	3/2.0	1,157 (+5%)	1mo	$170,000	$147	66
628 St Luke St	0.61mi	3/2.0	1,104 (-0%)	5mo	$225,000	$204	63
219 S Jones St	0.38mi	3/2.0	1,197 (+8%)	3mo	$250,000	$209	62
139 Virginia Ave	0.53mi	3/2.0	1,132 (+2%)	7mo	$242,000	$214	61
122 Kentucky Ave	0.43mi	3/1.0	1,012 (-8%)	6mo	$167,000	$165	60
1117 Farmer St	0.57mi	3/2.0	1,150 (+4%)	5mo	$240,000	$209	59
223 S West St	0.53mi	3/2.5	1,184 (+7%)	3mo	$258,000	$218	55
106 Shore St	0.54mi	3/1.0	1,249 (+13%)	1mo	$96,000	$77	52
1124 W Wythe St	0.66mi	3/2.0	960 (-13%)	2mo	$162,500	$169	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.45% appreciation · 5.89% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.73×
• Total profit: $23,756
• Equity at exit: $42,515

10-year hold

• IRR: 18.6%
• Equity multiple: 3.55×
• Total profit: $83,176
• Equity at exit: $58,685

Cash invested: $32,620 (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 23803

• Home prices YoY: 0.3%
• Rents YoY: 5.9%
• Active inventory: 294
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$611
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$49
• HOA: −$125
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $232

Break-even live

Break-even rent $1,096

Max offer price $116,500

Occupancy floor 78%

Sensitivity live

Price	-10% $298	-5% $265	+0% $232	+5% $199	+10% $166
Rent	-10% $122	-5% $177	+0% $232	+5% $287	+10% $342
Rate	-1.0pp $291	-0.5pp $262	base $232	+0.5pp $202	+1.0pp $171

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
838 S Jones St Unit B Petersburg, VA	2.0	1.0	1296	$1,100	$0.85	45d	1	0.35mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	45d	1	0.36mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	797	$1,395	$1.75	16d	9	0.37mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	775	$1,310	$1.69	23d	2	0.37mi
109 Perry St Petersburg, VA	1.0–2.0	1.0–2.0	787	$1,577	$2.00	3d	15	0.41mi
212 S Dunlop St Petersburg, VA	2.0	1.0	700	$1,250	$1.79	45d	1	0.43mi
929 Farmer St Petersburg, VA	2.0	1.0	850	$895	$1.05	25d	1	0.44mi
408 S West St Petersburg, VA	2.0	1.0	900	$1,095	$1.22	23d	1	0.49mi
1111 Stainback St Apt 2 Petersburg, VA	2.0	1.0	750	$895	$1.19	45d	1	0.49mi
712 W Washington St Unit B Petersburg, VA	2.0	1.0	1209	$1,250	$1.03	25d	1	0.52mi
16 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	769	$2,312	$3.01	3d	17	0.52mi
1121 Stainback St Unit 2108 Petersburg, VA	2.0	1.0	800	$995	$1.24	25d	1	0.53mi
1121 Stainback St Unit 5202 Petersburg, VA	2.0	1.0	800	$995	$1.24	45d	1	0.53mi
9 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	721	$1,350	$1.87	18d	6	0.58mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	834	$1,399	$1.68	20d	2	0.60mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	745	$1,395	$1.87	3d	8	0.60mi
217 N Carolina Ave Petersburg, VA	2.0	1.0	718	$1,025	$1.43	25d	1	0.60mi
310 Saint Luke St Petersburg, VA	3.0	2.0	1020	$1,491	$1.46	25d	1	0.65mi
714 High St Apt E Petersburg, VA	2.0	2.0	924	$1,300	$1.41	23d	1	0.71mi
1131 Hawk St Petersburg, VA	3.0	2.0	1100	$1,800	$1.64	45d	1	0.71mi
214 N Dunlop St Unit 400 Petersburg, VA	2.0	2.0	892	$1,500	$1.68	45d	1	0.72mi
214 N Dunlop St Petersburg, VA	1.0–2.0	1.0–2.0	799	$1,395	$1.74	3d	11	0.75mi
214 N Dunlop St Unit 119 Petersburg, VA	2.0	2.0	988	$1,399	$1.42	45d	1	0.75mi
214 N Dunlop St Apt 305 Petersburg, VA	2.0	2.0	945	$1,350	$1.43	46d	1	0.75mi
214 N Dunlop St Unit 404 Petersburg, VA	2.0	2.0	863	$1,400	$1.62	45d	1	0.75mi
30 Franklin St Petersburg, VA	2.0	1.0–2.0	755	$1,550	$2.05	20d	1	0.79mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	25d	1	0.83mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	45d	1	0.83mi
331 Glenwood Ct Petersburg, VA	4.0	1.0	1242	$1,800	$1.45	4d	1	0.84mi
1517 Halifax St Unit 10 Petersburg, VA	2.0	1.0	900	$995	$1.11	45d	1	0.95mi
1516 W Clara Dr Unit 8 Petersburg, VA	2.0	1.0	1000	$995	$0.99	18d	1	1.07mi
250 E Bank St Petersburg, VA	2.0	1.0–2.0	862	$1,509	$1.75	3d	19	1.08mi
1640 Johnson Rd Petersburg, VA	1.0–3.0	1.0–1.5	972	$1,549	$1.59	3d	11	1.15mi
3301 Main St Unit A South Chesterfield, VA	2.0	1.0	990	$1,150	$1.16	3d	1	1.15mi
424 Roundtop Ave Petersburg, VA	3.0	1.0	988	$1,350	$1.37	45d	1	1.21mi
445 Roundtop Ave Petersburg, VA	2.0	1.0	750	$1,050	$1.40	3d	3	1.29mi
1740 Randolph Ave Petersburg, VA	4.0	2.0	1400	$2,000	$1.43	12d	1	1.31mi
1800 Boydton Plank Rd Petersburg, VA	1.0–3.0	1.0	900	$1,425	$1.58	3d	14	1.38mi
147 Witten St Petersburg, VA	3.0	1.0	1170	$1,495	$1.28	12d	1	1.39mi
3716 Totty St South Chesterfield, VA	3.0	1.0	1092	$1,700	$1.56	45d	1	1.41mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: gaselectric

Listing history 37 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   price $116,500
3. 2026-03-30
   price $122,500
4. 2026-03-26
   price $130,950
5. 2026-03-15
   price $123,950
6. 2026-03-02
   price $124,500
7. 2026-02-01
   price $125,000
8. 2026-01-08
   listed $120,000 Active
9. 2025-12-31
   historical
10. 2025-12-24
    price $127,500
11. 2025-12-16
    price $139,500
12. 2025-11-30
    price $147,500
13. 2025-11-17
    price $149,000
14. 2025-10-20
    listed $149,500 Active
15. 2025-10-17
    historical
16. 2025-10-15
    status Active
17. 2025-09-17
    status Pending
18. 2025-09-09
    price $130,000
19. 2025-07-26
    price $139,000
20. 2025-07-11
    price $139,500
21. 2025-06-22
    price $149,500
22. 2025-06-07
    status Active
23. 2025-04-04
    status Active
24. 2025-04-03
    listed $150,000 Active
25. 2024-12-19
    listed $135,000 Active
26. 2019-02-21
    historical
27. 2018-12-29
    price $55,500
28. 2018-10-25
    listed $59,500 Active
29. 2018-10-22
    historical
30. 2018-10-04
    price $59,500
31. 2018-08-30
    listed $65,300 Active
32. 2018-07-30
    soldstatus $38,000 Closed
33. 2018-06-29
    status Pending
34. 2018-06-07
    listed $34,300 Active
35. 2014-06-30
    historical
36. 2013-12-31
    listed $74,500
37. 2007-02-22
    soldstatus $65,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $975 · $81/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $16,676
• − Mortgage interest: −$6,526
• − Property taxes: −$975
• − Insurance: −$582
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$1,500
• − Depreciation: −$3,389
• Taxable income: $1,035
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,537/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: Petersburg City Public School District
• NCES district ID: 5102910
• Math proficiency: 26% ▼ -27.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $34,362
• Composite: 28.78/100
• National rank: #6670
• State rank: #131 of 131 in VA

Livability — Petersburg

• Score: 61/100
• State rank: #413
• US rank: #17309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, VA
• County: Chesterfield County · 406,988 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 42,012
• Household income: $57,813
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 2485.0

Population outlook (Petersburg County) Hauer SSP2

• Today (2025): 30,488 people
• By 2030: 29,771 · -2.4%
• By 2040: 28,401 · -6.8%
• By 2050: 27,279 · -10.5%
• By 2075: 25,877 · -15.1%
• By 2100: 24,288 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 58% White 31% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Petersburg

• 2024 margin: Solid D (+72.8) · D 85.8% · R 13.0% · Other 1.2%
• 2008→2024 swing: -5.7pp toward R · 2008: 78.5pp · 2024: 72.8pp
• All cycles: 2024: D+72.8 2020: D+76.5 2016: D+77.0 2012: D+80.4 2008: D+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 480.5365
• Rent YoY: ▲ 5.89%
• 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

+79.2% since first listed

37 events — show timeline

• 2026-04-27 Pending — CVRMLS
• 2026-04-17 Price Changed $116,500 CVRMLS
• 2026-03-30 Price Changed $122,500 CVRMLS
• 2026-03-26 Price Changed $130,950 CVRMLS
• 2026-03-15 Price Changed $123,950 CVRMLS
• 2026-03-02 Price Changed $124,500 CVRMLS
• 2026-02-01 Price Changed $125,000 CVRMLS
• 2026-01-08 Listed $120,000 CVRMLS
• 2025-12-31 Listing Removed — CVRMLS
• 2025-12-24 Price Changed $127,500 CVRMLS
• 2025-12-16 Price Changed $139,500 CVRMLS
• 2025-11-30 Price Changed $147,500 CVRMLS
• 2025-11-17 Price Changed $149,000 CVRMLS
• 2025-10-20 Listed $149,500 CVRMLS
• 2025-10-17 Listing Removed — CVRMLS
• 2025-10-15 Relisted — CVRMLS
• 2025-09-17 Pending — CVRMLS
• 2025-09-09 Price Changed $130,000 CVRMLS
• 2025-07-26 Price Changed $139,000 CVRMLS
• 2025-07-11 Price Changed $139,500 CVRMLS
• 2025-06-22 Price Changed $149,500 CVRMLS
• 2025-06-07 Relisted — CVRMLS
• 2025-04-04 Relisted — CVRMLS
• 2025-04-03 Listed $150,000 CVRMLS
• 2024-12-19 Listed $135,000 CVRMLS
• 2019-02-21 Listing Removed — CVRMLS
• 2018-12-29 Price Changed $55,500 CVRMLS
• 2018-10-25 Listed $59,500 CVRMLS
• 2018-10-22 Listing Removed — CVRMLS
• 2018-10-04 Price Changed $59,500 CVRMLS
• 2018-08-30 Listed $65,300 CVRMLS
• 2018-07-30 Sold (MLS) $38,000 CVRMLS
• 2018-06-29 Pending — CVRMLS
• 2018-06-07 Listed $34,300 CVRMLS
• 2014-06-30 Listing Removed — CVRMLS
• 2013-12-31 Listed $74,500 CVRMLS
• 2007-02-22 Sold (Public Records) $65,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $975 · +17.6% YoY. Source: county tax records.