1826 Keswick Ave · Richmond, VA 23224

$125,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 10 Days on market

Built 1946 4,800 sqft lot Est $177k · 29% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2 bedroom home with vinyl siding, replaced windows, new electric baseboard heat, fresh interior/exterior paint, new sheet flooring in kitchen/bathroom, new carpet in 1 bedroom, and appliances! Sold As is

Key facts

• Roof repairs
• New stove
• Foundation repairs

Tags

• UPDATED COTTAGE-STYLE HOME
• LEVEL PARTIALLY FENCED LOT
• NEW ELECTRICAL THROUGHOUT
• FOUNDATION REPAIRS
• ROOF REPAIRS
• NEW STOVE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story property; Resale condition
• Construction: Brick, block, and vinyl siding construction; Shingle roof
• Exterior features: Porch; Stoop; Chain link full fencing

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: One bedroom on the first level
• Flooring: Partial carpeting; Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom with tub and shower
• Heating & cooling: Baseboard heating (electric); Window air conditioning units
• Interior features: Bedroom on main level; Laminate counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.7% vs local median 3.3% 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-.
• Richmond City Public School District (urban): math 32% / reading 47% proficiency, ranked #123 of 131 in VA (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 173 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Richmond County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1946 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $176,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Harwood St	0.14mi	2/1.0	720 (+7%)	4mo	$210,000	$292	78
1805 Halifax Ave	0.24mi	2/1.0	670 (-0%)	14mo	$200,000	$299	77
1402 E 18th St	0.14mi	2/1.0	720 (+7%)	6mo	$189,000	$263	77
1108 E 15th St	0.39mi	2/1.0	672 (0%)	8mo	$118,250	$176	75
1831 Joplin Ave	0.09mi	2/1.0	756 (+12%)	10mo	$197,000	$261	67
1019 E 15th St	0.42mi	2/1.0	672 (0%)	20mo	$127,500	$190	64
1801 Joplin Ave	0.14mi	2/1.0	756 (+12%)	14mo	$160,000	$212	61
2113 Harwood St	0.10mi	2/1.0	732 (+9%)	23mo	$200,000	$273	61
1808 Fairfax Ave	0.35mi	2/1.0	744 (+11%)	12mo	$138,000	$185	55
1129 E 15th St	0.33mi	2/1.0	756 (+12%)	11mo	$199,450	$264	55
1415 Drewry St	0.26mi	2/1.0	752 (+12%)	19mo	$194,850	$259	52
2206 Wright Ave	0.74mi	2/1.0	679 (+1%)	20mo	$190,000	$280	47

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.32×
• Total profit: $11,135
• Equity at exit: $18,638

10-year hold

• IRR: 18.5%
• Equity multiple: 2.64×
• Total profit: $57,418
• Equity at exit: $10,808

Cash invested: $35,000 (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 23224

• Rents YoY: 4.5%
• Active inventory: 173
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$656
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $454

Break-even live

Break-even rent $1,002

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Ingram Ave Richmond, VA	2.0	1.0–2.0	711	$1,668	$2.35	4d	1	0.19mi
1132 E 15th St Richmond, VA	2.0	1.0	672	$1,255	$1.87	10d	1	0.34mi
2205 Fairfax Ave Richmond, VA	2.0	1.0	500	$1,595	$3.19	24d	1	0.41mi
800 Richmond Hwy Richmond, VA	1.0–2.0	1.0–2.0	778	$2,044	$2.63	44d	1	0.56mi
1707 Chicago Ave Richmond, VA	2.0	1.0	750	$995	$1.33	44d	1	0.60mi
1125 Commerce Rd Richmond, VA	1.0–2.0	1.0–1.5	685	$1,409	$2.06	3d	5	0.61mi
1021 E 4th St Richmond, VA	1.0–2.0	1.0–2.0	759	$1,449	$1.91	2d	87	0.93mi
700 Everett St Richmond, VA	1.0–2.0	1.0–2.0	809	$1,849	$2.28	4d	14	1.05mi
1313 Hull St Apt 204 Richmond, VA	1.0	1.0	717	$1,375	$1.92	44d	1	1.11mi
700 Stockton St Richmond, VA	1.0–2.0	1.0	1035	$1,805	$1.74	2d	31	1.12mi
500 Maury St Richmond, VA	2.0	1.0–2.0	665	$2,295	$3.45	3d	17	1.12mi
1315 Hull St Unit 207 Richmond, VA	1.0	1.0	639	$1,325	$2.07	44d	1	1.12mi
1315 Hull St Unit 208 Richmond, VA	1.0	1.0	749	$1,335	$1.78	4d	1	1.12mi
1213 Hull Street Rd Unit 2C Richmond, VA	1.0	1.0	500	$1,295	$2.59	15d	1	1.14mi
1209 Hull St Unit 302 Richmond, VA	1.0	1.0	619	$1,295	$2.09	10d	1	1.14mi
500 Stockton St Richmond, VA	1.0–2.0	1.0–2.0	748	$1,346	$1.80	3d	16	1.19mi
2503 Lynhaven Ave Richmond, VA	2.0–3.0	1.0	750	$1,300	$1.73	2d	2	1.20mi
360 Stockton St Richmond, VA	1.0	1.0–2.0	812	$1,525	$1.88	44d	3	1.25mi
616 Hull St Richmond, VA	1.0–2.0	1.0–2.0	756	$1,495	$1.98	4d	5	1.28mi
403 Stockton St Richmond, VA	1.0–3.0	1.0–2.0	882	$1,685	$1.91	3d	22	1.28mi
501 Decatur St Richmond, VA	1.0–2.0	1.0–2.0	668	$1,849	$2.77	2d	7	1.29mi
512 Hull St Richmond, VA	1.0	1.0	698	$1,595	$2.29	2d	1	1.30mi
307 Stockton St Richmond, VA	1.0–2.0	1.0–2.0	853	$1,722	$2.02	2d	27	1.32mi
15 W 7th St Richmond, VA	1.0–3.0	1.0–2.5	881	$2,178	$2.47	2d	6	1.32mi
21 E 4th St Richmond, VA	2.0	1.0–2.0	700	$2,028	$2.90	2d	12	1.36mi
1429 McDonough St Richmond, VA	1.0–3.0	1.0–2.0	826	$1,894	$2.29	2d	15	1.38mi
103 E 2nd St Richmond, VA	2.0	1.0–2.0	820	$2,340	$2.85	2d	18	1.38mi
104 E 2nd St Richmond, VA	1.0–2.0	1.0–2.0	750	$1,575	$2.10	2d	3	1.39mi
908 Perry St Richmond, VA	1.0–2.0	1.0–2.0	696	$1,695	$2.44	4d	6	1.39mi
909 Perry St Richmond, VA	1.0–2.0	1.0–2.0	735	$1,765	$2.40	2d	6	1.41mi
815 Perry St Richmond, VA	1.0–3.0	1.0–2.0	1004	$1,450	$1.44	2d	10	1.45mi
411 Bainbridge St Richmond, VA	1.0–2.0	1.0–2.5	788	$1,843	$2.34	2d	18	1.46mi
2908 Richmond Hwy Richmond, VA	1.0–2.0	1.0	592	$1,200	$2.03	2d	3	1.49mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $125,000 Pending 10 DOM
2. 2026-06-10
   days on market $125,000 Active 8 DOM
3. 2026-06-09
   days on market $125,000 Active 7 DOM
4. 2026-06-08
   pricedays on market $125,000 Active 6 DOM
5. 2026-06-07
   days on market $135,000 Active 5 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $135,000 Active 1 DOM

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$17/yr (+$1/mo · 1.7%)

ⓘ 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 · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,920
• − Mortgage interest: −$7,002
• − Property taxes: −$1,008
• − Insurance: −$625
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,636
• Taxable income: $3,622
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,579/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: Richmond City Public School District
• NCES district ID: 5103240
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $40,276
• Composite: 33.09/100
• National rank: #5564
• State rank: #123 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

• Census place: Richmond, VA
• County: Richmond City · 178,280 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 40,575
• Household income: $50,475
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3584.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 262,263 people
• By 2030: 284,503 · +8.5%
• By 2040: 327,353 · +24.8%
• By 2050: 367,946 · +40.3%
• By 2075: 449,560 · +71.4%
• By 2100: 500,301 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 59% Hispanic / Latino 22% White 15% Two or more races 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 78% English-only · Spanish 19% French/Haitian/Cajun 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+66.3) · D 82.0% · R 15.8% · Other 2.2%
• 2008→2024 swing: +7.2pp toward D · 2008: 59.1pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+68.0 2016: D+63.8 2012: D+55.7 2008: D+59.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.99%
• Current HPI: 336.9345
• Rent YoY: ▲ 4.55%
• 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

+555.3% since first listed

19 events — show timeline

• 2026-06-02 Listed $135,000 CVRMLS
• 2025-08-26 Listing Removed — CVRMLS
• 2025-07-29 Listed $140,000 CVRMLS
• 2024-02-23 Sold (MLS) $135,000 CVRMLS
• 2024-01-25 Pending — CVRMLS
• 2024-01-24 Listed $135,000 CVRMLS
• 2024-01-24 Price Changed $135,000 CVRMLS
• 2009-08-04 Sold (Public Records) $45,000 Public Records
• 2009-07-30 Sold (MLS) $45,000 CVRMLS
• 2009-07-30 Sold (MLS) $45,000 CVRMLS
• 2009-01-06 Listed $49,950 CVRMLS
• 2009-01-06 Listed $49,950 CVRMLS
• 2008-12-18 Listing Removed — CVRMLS
• 2008-12-18 Listing Removed — CVRMLS
• 2008-10-30 Listed $54,000 CVRMLS
• 2008-10-30 Listed $54,000 CVRMLS
• 2005-07-22 Sold (Public Records) $47,500 Public Records
• 1996-02-22 Sold (Public Records) $35,500 Public Records
• 1988-05-26 Sold (Public Records) $20,600 Public Records

Property tax history

+5.9%/yr

Latest (2022): $1,008 · +82.6% YoY. Source: county tax records.