10211 Elokomin Ave · Bellwood, VA 23237

$239,900

4 bd · 2.0 ba · 2,109 sqft · SingleFamily public records · 170 Days on market

Built 1945 0.52 ac lot $114/sqft · 28% below area Est $332k · 28% under

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Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Subject is being sold in an upcoming Xome auction. "No Trespassing! Do Not Disturb Occupant! No Showings Permitted!" . HALFWAY HOUSE HGTS L1-7 BK 2 includes 795-66-65-53-100-000 and 795-66-65-82-300-000 +/- . 524 acres

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#426 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,307 units permitted in Chesterfield County in 2024 (462 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k 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 170 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $195k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.01% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $332,183
• List price: $239,900
• Delta: -27.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 General Blvd	0.35mi	4/3.5	2,160 (+2%)	3mo	$415,000	$192	71
2726 General Blvd	0.38mi	4/2.0	1,918 (-9%)	1mo	$375,000	$196	67
9949 Reymet Ct	0.14mi	3/2.0 (-1)	1,924 (-9%)	10mo	$352,000	$183	65
10526 Buena Vista Blvd	0.46mi	4/2.0	1,796 (-15%)	6mo	$240,000	$134	48
10050 S General Blvd	0.54mi	4/2.0	1,832 (-13%)	9mo	$399,900	$218	46

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,922
• Equity at exit: $35,770

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $9,203
• Equity at exit: $20,742

Cash invested: $67,172 (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 23237

• Active inventory: 134
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$234 /mo · $2,804/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $313

Break-even live

Break-even rent $2,015

Max offer price $239,900

Occupancy floor 82%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11101 Timonium Dr Chester, VA	4.0	1.5	1428	$2,600	$1.82	44d	1	1.20mi

Listing history 18 events

1. 2026-06-18
   days on market $239,900 Active 170 DOM
2. 2026-06-17
   days on market $239,900 Active 169 DOM
3. 2026-06-16
   days on market $239,900 Active 168 DOM
4. 2026-06-15
   days on market $239,900 Active 167 DOM
5. 2026-06-13
   days on market $239,900 Active 165 DOM
6. 2026-06-13
   days on market $239,900 Active 164 DOM
7. 2026-06-09
   days on market $239,900 Active 161 DOM
8. 2026-06-08
   days on market $239,900 Active 160 DOM
9. 2026-06-07
   days on market $239,900 Active 159 DOM
10. 2026-06-05
    days on market $239,900 Active 156 DOM
11. 2026-06-03
    days on market $239,900 Active 155 DOM
12. 2026-06-02
    days on market $239,900 Active 154 DOM
13. 2026-06-01
    days on market $239,900 Active 153 DOM
14. 2026-05-31
    days on market $239,900 Active 152 DOM
15. 2026-03-26
    price $239,900 229-char remark

    Show marketing remark (229 chars)

    Subject is being sold in an upcoming Xome auction. "No Trespassing! Do Not Disturb Occupant! No Showings Permitted!" . HALFWAY HOUSE HGTS L1-7 BK 2 includes 795-66-65-53-100-000 and 795-66-65-82-300-000 +/- . 524 acres

16. 2026-01-29
    soldstatus $194,796
17. 2025-12-30
    listed $249,900 Active 229-char remark

    Show marketing remark (229 chars)

    Subject is being sold in an upcoming Xome auction. "No Trespassing! Do Not Disturb Occupant! No Showings Permitted!" . HALFWAY HOUSE HGTS L1-7 BK 2 includes 795-66-65-53-100-000 and 795-66-65-82-300-000 +/- . 524 acres

18. 1996-09-11
    soldstatus $1,957

ⓘ 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: $2,804 · $234/mo
• Projected year-2 tax: $2,804 · $234/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,938
• − Mortgage interest: −$13,438
• − Property taxes: −$2,804
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$6,979
• Taxable loss: −$113
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $3,787/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 — Bellwood

• Score: 61/100
• State rank: #426
• US rank: #18187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellwood, VA
• County: Chesterfield County · 406,988 people
• Metro: Richmond, VA
• Population (ZIP): 27,126
• Household income: $79,606
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 706.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 41% Black 28% Hispanic / Latino 25% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 21% French/Haitian/Cajun 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: ▼ -248.73%
• Current HPI: 303.329
• Rent YoY: —
• 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

+12158.6% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $239,900 CVRMLS
• 2026-01-29 Sold (Public Records) $194,796 Public Records
• 2025-12-30 Listed $249,900 CVRMLS
• 1996-09-11 Sold (Public Records) $1,957 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,804 · +15.9% YoY. Source: county tax records.