2341 Loch Braemar Dr · Rockwood, VA 23236

$420,000

5 bd · 3.5 ba · 2,638 sqft · SingleFamily public records · 26 Days on market

Built 1976 0.34 ac lot $159/sqft · 8% below area Est $455k · 8% under

---

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).

• ARV discount +11.0/15.0
• Cash flow +10.6/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent North Chesterfield value in delightful, convenient, Loch Braemar. ~2,638 sq. ft. Priced same as nearby homes ~500 sq. ft. smaller. 1st floor In-Law-Suite addition (~500 sq. ft. ) with shower stall full bathroom or use as 1st floor Master bedroom/media/game room. 5 bedrooms, 3 & 1/2 bathrooms. Eat-in renovated kitchen with granite counter & backsplash also peninsula for extra cabinet & counter space, white cabinets and stainless appliances. Cathedral/beamed ceiling in 19' family room, floor to ceiling brick f/p with wood box. All appliances stay including stainless refrigerator, washer and dryer. Hardwood floors up and down. Large deck w/ built-in seating & table, partially fenced rear yard. Dimensional roof, 2-zone heat-pump. Pool Club with reasonable membership fees within development. All dimensions and measurements are approximate and while no known defects, the Fireplace, Chimney and Flue Convey "AS-IS" condition.

Key facts

• 0.34 acre lot
• Parking
• Built 1976

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking; Paved parking; On-street parking available
• Utilities: Public water; Public sewer; Electric service
• Home design: Two-story home; Resale condition; Above-grade finished living area present
• Construction: Clapboard and hardboard exterior with frame construction; Drywall interior; Composition roof; Built (actual year recorded)
• Exterior features: Deck; Rear porch; Storage shed; Paved driveway

Interior

• Kitchen: Granite counters; Stainless steel features; Recessed lights; Pantry; Dishwasher; Electric cooking; Self-cleaning oven; Icemaker
• Bedrooms: Primary retreat on first floor with wood floors, full bath and walk-in closet; Bedroom 3 on second floor with wood floors; Bedroom 4 on second floor with wood floors; Bedroom 5 on second floor with wood floors and nice closet; Large private separate suite on second floor
• Flooring: Wood floors; Carpet
• Bathrooms: Three full bathrooms; One half bathroom; One full bath includes tub and shower; One full bath includes shower; Primary bedroom has bath
• Heating & cooling: Central air; Heat pump; Zoned heating and cooling; Electric heating
• Interior features: Cathedral ceilings; High ceilings; Separate/formal dining room; Eat-in kitchen; Granite counters; Pantry; Walk-in closet(s); Main level primary suite; Multiple primary suites; Bedroom on main level; Fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (25.2% below list).
• Recommended offer: $314k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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+, crime B+; 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.
• Zoned schools: Providence Elementary (math 47% / reading 57%, grade C-, #696 of 1,108 statewide, top 66%, 640 students, 80% FRL); Providence Middle (math 44% / reading 46%, grade D, #274 of 342 statewide, top 81%, 1,068 students, 79% FRL); Monacan High (math 49% / reading 86%, grade B, #183 of 319 statewide, top 58%, 1,631 students, 35% FRL) — zoned schools average 65% FRL vs 26% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 152 active listings in the ZIP; 1 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).
• This rent runs 34% of the median local income ($110k/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 $3k of loan paydown is wiped out by about $13k 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 26 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; list at $420k implies a 56% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $314,089 (25.2% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (median comp): $455,206
• List price: $420,000
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9916 Kingussle Ln	0.25mi	4/2.5 (-1)	2,544 (-4%)	3mo	$459,900	$181	71
2504 Stemwell Blvd	0.35mi	4/2.5 (-1)	2,750 (+4%)	8mo	$410,000	$149	61
9701 Stemwell Ct	0.29mi	4/2.5 (-1)	2,875 (+9%)	7mo	$598,500	$208	57
10151 W Providence Rd	0.61mi	4/3.0 (-1)	2,636 (-0%)	9mo	$510,000	$193	56
9801 Culpar Ln	0.12mi	4/2.5 (-1)	2,367 (-10%)	16mo	$390,000	$165	55
9605 St. Regis Ct	0.20mi	5/2.5	3,017 (+14%)	14mo	$625,000	$207	52
2440 Camelback Rd	0.70mi	4/2.5 (-1)	2,703 (+2%)	9mo	$523,000	$193	46
2231 Walhala Dr	0.74mi	4/2.5 (-1)	2,554 (-3%)	6mo	$470,000	$184	46
9301 Ramsgate Ln	0.74mi	4/3.5 (-1)	2,908 (+10%)	4mo	$602,550	$207	40
9621 W Providence Rd	0.52mi	4/2.0 (-1)	2,350 (-11%)	15mo	$430,000	$183	34
2904 Rams Xing	0.65mi	5/3.0	3,023 (+15%)	13mo	$600,000	$198	32
10125 Grove Crest Ct	0.68mi	4/2.5 (-1)	2,416 (-8%)	16mo	$485,000	$201	32

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-78,991
• Equity at exit: $62,623

10-year hold

• IRR: -10.3%
• Equity multiple: 0.35×
• Total profit: $-75,933
• Equity at exit: $36,314

Cash invested: $117,600 (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 23236

• Rents YoY: 3.8%
• Active inventory: 152
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,141 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$313 /mo · $3,758/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-209

Break-even live

Break-even rent $3,406

Max offer price $383,017

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-90	+0% $-209	+5% $-328	+10% $-447
Rent	-10% $-457	-5% $-333	+0% $-209	+5% $-85	+10% $39
Rate	-1.0pp $2	-0.5pp $-103	base $-209	+0.5pp $-318	+1.0pp $-429

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8749 Bethany Creek Ave Unit 1546152P Richmond, VA	5.0	2.0	2098	$5,433	$2.59	21d	1	1.40mi

Listing history 10 events

1. 2026-05-15
   price $430,000 1483-char remark
2. 2026-05-12
   price $440,000 1483-char remark
3. 2026-05-01
   listed $450,000 Active 1483-char remark
4. 2026-04-28
   historical $450,000 1483-char remark
5. 2018-10-15
   soldstatus $268,500
6. 2018-10-12
   soldstatus $268,400 Closed 976-char remark

   Show marketing remark (976 chars)

   Excellent North Chesterfield value in delightful, convenient, Loch Braemar. ~2,638 sq. ft. Priced same as nearby homes ~500 sq. ft. smaller. 1st floor In-Law-Suite addition (~500 sq. ft. ) with shower stall full bathroom or use as 1st floor Master bedroom/media/game room. 5 bedrooms, 3 & 1/2 bathrooms. Eat-in renovated kitchen with granite counter & backsplash also peninsula for extra cabinet & counter space, white cabinets and stainless appliances. Cathedral/beamed ceiling in 19' family room, floor to ceiling brick f/p with wood box. All appliances stay including stainless refrigerator, washer and dryer. Hardwood floors up and down. Large deck w/ built-in seating & table, partially fenced rear yard. Dimensional roof, 2-zone heat-pump. Pool Club with reasonable membership fees within development. All dimensions and measurements are approximate and while no known defects, the Fireplace, Chimney and Flue Convey "AS-IS" condition.

7. 2018-09-21
   status Pending 976-char remark

   Show marketing remark (976 chars)

   Excellent North Chesterfield value in delightful, convenient, Loch Braemar. ~2,638 sq. ft. Priced same as nearby homes ~500 sq. ft. smaller. 1st floor In-Law-Suite addition (~500 sq. ft. ) with shower stall full bathroom or use as 1st floor Master bedroom/media/game room. 5 bedrooms, 3 & 1/2 bathrooms. Eat-in renovated kitchen with granite counter & backsplash also peninsula for extra cabinet & counter space, white cabinets and stainless appliances. Cathedral/beamed ceiling in 19' family room, floor to ceiling brick f/p with wood box. All appliances stay including stainless refrigerator, washer and dryer. Hardwood floors up and down. Large deck w/ built-in seating & table, partially fenced rear yard. Dimensional roof, 2-zone heat-pump. Pool Club with reasonable membership fees within development. All dimensions and measurements are approximate and while no known defects, the Fireplace, Chimney and Flue Convey "AS-IS" condition.

8. 2018-08-20
   listed $269,950 Active 976-char remark

   Show marketing remark (976 chars)

   Excellent North Chesterfield value in delightful, convenient, Loch Braemar. ~2,638 sq. ft. Priced same as nearby homes ~500 sq. ft. smaller. 1st floor In-Law-Suite addition (~500 sq. ft. ) with shower stall full bathroom or use as 1st floor Master bedroom/media/game room. 5 bedrooms, 3 & 1/2 bathrooms. Eat-in renovated kitchen with granite counter & backsplash also peninsula for extra cabinet & counter space, white cabinets and stainless appliances. Cathedral/beamed ceiling in 19' family room, floor to ceiling brick f/p with wood box. All appliances stay including stainless refrigerator, washer and dryer. Hardwood floors up and down. Large deck w/ built-in seating & table, partially fenced rear yard. Dimensional roof, 2-zone heat-pump. Pool Club with reasonable membership fees within development. All dimensions and measurements are approximate and while no known defects, the Fireplace, Chimney and Flue Convey "AS-IS" condition.

9. 1994-09-28
   soldstatus $116,950
10. 1987-06-26
    soldstatus $93,500

ⓘ 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: $3,758 · $313/mo
• Projected year-2 tax: $3,758 · $313/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 ≥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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,691
• − Mortgage interest: −$23,527
• − Property taxes: −$3,758
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − Depreciation: −$12,218
• Taxable loss: −$9,942
• Est. tax savings @ 24.0%: +$2,386
• After-tax cash flow: $-126/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

• Census place: Rockwood, VA
• County: Chesterfield County · 406,988 people
• Metro: Richmond, VA
• Population (ZIP): 27,903
• Household income: $110,499
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 419.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 3% Iranian 2% Romanian 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 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: ▼ -192.45%
• Current HPI: 284.4448
• Rent YoY: ▲ 3.78%
• 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

+349.2% since first listed

13 events — show timeline

• 2026-05-26 Pending — CVRMLS
• 2026-05-23 Price Changed $420,000 CVRMLS
• 2026-05-19 Price Changed $440,000 CVRMLS
• 2026-05-15 Price Changed $430,000 CVRMLS
• 2026-05-12 Price Changed $440,000 CVRMLS
• 2026-05-01 Listed $450,000 CVRMLS
• 2026-04-28 Coming Soon $450,000 CVRMLS
• 2018-10-15 Sold (Public Records) $268,500 Public Records
• 2018-10-12 Sold (MLS) $268,400 CVRMLS
• 2018-09-21 Pending — CVRMLS
• 2018-08-20 Listed $269,950 CVRMLS
• 1994-09-28 Sold (Public Records) $116,950 Public Records
• 1987-06-26 Sold (Public Records) $93,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,758 · +0.7% YoY. Source: county tax records.