1100 N 20th St · Richmond, VA 23223

$215,000

4 bd · 1.0 ba · 1,882 sqft · SingleFamily public records · 13 Days on market

Built 1910 3,959 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity, in Beautiful Downtown / Church Hill Area. This exceptional investment property is on a corner lot, and it is in a great Location!! In the passed 5-7 years, the owner invested in 22 new windows, a new mailbox, front door, and back door. It is surrounded by highly desirable areas such as hospitals, colleges, shopping, entertainment, bus lines, schools, interstate, and so much more. This home needs TLC and is being SOLD AS IS, WHERE IS. NO REPAIRS WILL BE MADE. The Home Inspection is for informational purposes only. Investors, don't miss out on an excellent appreciated investment opportunity.

Key facts

• Corner lot
• New windows
• 3,959 sq ft lot

Tags

• CORNER LOT
• NEW WINDOWS
• NEW FRONT AND BACK DOOR
• SURROUNDED BY HOSPITALS
• SURROUNDED BY COLLEGES
• SURROUNDED BY SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 9.2% 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 (+6.4%/yr); 337 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• At $2,390/mo this rent would consume 51% of the median local household income ($56k/yr) (locally 3530% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 6.4% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $40k; list at $215k implies a 438% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $215,000

Questions for the listing agent

1. Built in 1910 — 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: 1.11% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $474,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2402 Carrington St	0.24mi	3/2.5 (-1)	1,800 (-4%)	1mo	$445,000	$247	70
2206 Jefferson Ave	0.47mi	3/2.5 (-1)	1,892 (+0%)	0mo	$565,000	$299	66
2220 Jefferson Ave	0.46mi	3/2.5 (-1)	1,900 (+1%)	1mo	$540,000	$284	65
1516 N 22nd St	0.36mi	3/2.5 (-1)	1,792 (-5%)	1mo	$399,900	$223	63
1110 N 23rd St	0.19mi	3/2.5 (-1)	1,670 (-11%)	0mo	$382,500	$229	61
509 Mosby St	0.42mi	3/1.5 (-1)	1,744 (-7%)	1mo	$360,000	$206	61
517 N 24th St	0.49mi	3/2.5 (-1)	2,024 (+8%)	0mo	$625,000	$309	53
815 N 27th St	0.50mi	3/2.5 (-1)	2,020 (+7%)	1mo	$510,000	$252	52
902 1/3 N 28th St	0.52mi	4/3.0	2,110 (+12%)	0mo	$549,950	$261	47
1319 N 28th St	0.55mi	3/2.5 (-1)	1,682 (-11%)	1mo	$420,000	$250	45
1307 N 28th St	0.55mi	4/3.5	2,112 (+12%)	0mo	$570,000	$270	44
1313 N 31st St	0.74mi	3/2.5 (-1)	1,624 (-14%)	0mo	$390,000	$240	31

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $7,009
• Equity at exit: $32,057

10-year hold

• IRR: 15.3%
• Equity multiple: 2.43×
• Total profit: $86,021
• Equity at exit: $18,589

Cash invested: $60,200 (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 23223

• Rents YoY: 6.4%
• Active inventory: 337
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,390 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $526

Break-even live

Break-even rent $1,724

Max offer price $215,000

Occupancy floor 73%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 1/2 N 21st St Unit A Richmond, VA	3.0	2.0	1248	$2,195	$1.76	17d	1	0.11mi
1313 N 20th St Richmond, VA	3.0	2.0	2000	$2,045	$1.02	11d	1	0.18mi
2209 Fairmount Ave Richmond, VA	3.0	2.0	1652	$2,500	$1.51	43d	1	0.23mi
1308 N 23rd St Richmond, VA	3.0	2.5	2052	$2,900	$1.41	17d	1	0.27mi
1427 N 22nd St Richmond, VA	3.0	2.5	1764	$2,700	$1.53	43d	1	0.32mi
2003 Cedar St Richmond, VA	3.0	2.0	1420	$2,200	$1.55	43d	1	0.38mi
1221 N 26th St Richmond, VA	3.0	2.5	1900	$2,700	$1.42	23d	1	0.44mi
1920 Princess Anne Ave Richmond, VA	3.0	2.0	2000	$2,595	$1.30	4d	1	0.47mi
1107 N 27th St Richmond, VA	3.0	3.5	1792	$2,600	$1.45	4d	1	0.50mi
901 N 27th St Apt 1 Richmond, VA	4.0	1.0	1240	$2,000	$1.61	17d	1	0.52mi
2820 Q St Richmond, VA	3.0	2.0	1523	$2,195	$1.44	4d	1	0.59mi
1614 N 19th St Richmond, VA	4.0	2.0	1584	$2,395	$1.51	4d	1	0.60mi
1404 N 30th St Richmond, VA	3.0	2.5	1700	$2,195	$1.29	4d	1	0.68mi
3018 S St Richmond, VA	3.0	2.5	1786	$2,645	$1.48	43d	1	0.73mi
1901 E Franklin St Apt 5 Richmond, VA	3.0	3.0	1530	$1,850	$1.21	23d	1	0.80mi
2201 E Franklin St Richmond, VA	1.0–3.0	1.0–3.0	905	$2,349	$2.59	3d	7	0.81mi
307 N 29th St Richmond, VA	3.0	3.0	1992	$2,900	$1.46	4d	1	0.86mi
811 N 33rd St Unit A Richmond, VA	3.0	2.0	1315	$1,900	$1.44	17d	1	0.89mi
811 N 33rd St Unit A Richmond, VA	3.0	2.0	1315	$1,900	$1.44	4d	1	0.89mi
2 S 25th St Richmond, VA	1.0–3.0	1.0–2.0	1050	$2,360	$2.25	2d	69	0.95mi
216 N 32nd St Unit A Richmond, VA	4.0	2.5	2312	$2,650	$1.15	23d	1	1.03mi
823 E Main St Richmond, VA	3.0	1.0–2.5	1178	$2,687	$2.28	1d	14	1.13mi
326 E Broad St Richmond, VA	1.0–3.0	1.0–2.0	925	$2,199	$2.38	2d	4	1.17mi
724 N 1st St Richmond, VA	3.0	2.5	1704	$3,000	$1.76	43d	1	1.22mi
105 E Broad St Unit 2B Richmond, VA	3.0	3.0	2322	$2,795	$1.20	4d	1	1.34mi
207 Welford St Richmond, VA	3.0	1.5	1348	$1,850	$1.37	23d	1	1.37mi

Listing history 6 events

1. 2025-11-07
   status Pending
2. 2025-10-26
   status Active
3. 2025-10-24
   historical
4. 2025-10-22
   listed $215,000 Active
5. 1988-04-18
   soldstatus $40,000
6. 1987-10-23
   soldstatus $21,100

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$23/yr (+$2/mo · 1.3%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,676
• − Mortgage interest: −$12,043
• − Property taxes: −$1,740
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$6,255
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $5,595/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: Henrico County · 334,490 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 54,659
• Household income: $55,731
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3530.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 19% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -257.81%
• Current HPI: 324.0589
• Rent YoY: ▲ 6.38%
• 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

+919.0% since first listed

6 events — show timeline

• 2025-11-07 Pending — CVRMLS
• 2025-10-26 Relisted — CVRMLS
• 2025-10-24 Listing Removed — CVRMLS
• 2025-10-22 Listed $215,000 CVRMLS
• 1988-04-18 Sold (Public Records) $40,000 Public Records
• 1987-10-23 Sold (Public Records) $21,100 Public Records

Property tax history

+7.9%/yr

Latest (2022): $1,740 · +70.6% YoY. Source: county tax records.