2800 Dupont Cir · Richmond, VA 23222

$299,000

4 bd · 3.0 ba · 2,968 sqft · SingleFamily public records · 6 Days on market

Built 1933 8,023 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PARK FACING, ARCHITECT DESIGNED, PRICED BELOW ASSESSED VALUE. In 1933 noted architect Bascom Rowlett designed this fanciful Tudor Revival home for his family. Rich in original detail, the house is sited on a corner directly across from Battery Park. The house has four bedrooms and three baths in almost 3,000 square feet. Set behind the house and across a small garden is a charming original garage, ripe for upgrading to a studio, office, or perhaps an ADU. Located in the Battery Court Historic District, the house is eligible for historic tax credits, a powerful incentive for undertaking a restoration. Offered “As Is, ” earlier improvements include central air and gas fired heat

Key facts

• 8,023 sq ft lot
• Garage
• Built 1933

Property features AI

Finance

• HOA & community: Park nearby

Exterior

• Parking: Detached garage; Off-street parking; On-street parking; 1 garage space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: 2 stories; Historic building; Frame and stucco construction; Slate roof
• Construction: Frame and stucco construction; Slate roof
• Exterior features: Front porch; Porch; Balcony; Partial vinyl fencing; Corner lot

Interior

• Kitchen: Gas water heater
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 3 full bathrooms; Full baths with tub & shower (one on first level, one on second level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Beamed ceilings; Masonry fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.1% vs local median 3.2% 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 (+7.4%/yr); 184 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• At $3,040/mo this rent would consume 59% of the median local household income ($61k/yr) (locally 1325% 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 $2k of loan paydown is wiped out by about $9k 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 + 7.4% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $299k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $299,000

Questions for the listing agent

1. Built in 1933 — 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: 1.02% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $626,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Hawthorne Ave	0.18mi	4/3.5	3,114 (+5%)	2mo	$511,500	$164	80
115 Overbrook Rd	0.39mi	3/3.0 (-1)	2,910 (-2%)	8mo	$472,500	$162	67
3012 Montrose Ave	0.30mi	4/3.0	2,608 (-12%)	1mo	$713,500	$274	65
3106 Montrose Ave	0.46mi	4/2.5	2,688 (-9%)	0mo	$725,000	$270	60
2805 Griffin Ave	0.25mi	5/4.5 (+1)	3,312 (+12%)	6mo	$652,549	$197	53
3122 Griffin Ave	0.48mi	4/1.5	2,670 (-10%)	3mo	$393,000	$147	53
3224 Hanes Ave	0.61mi	4/3.5	3,092 (+4%)	12mo	$556,000	$180	52
112 W Lancaster Rd	0.36mi	5/2.5 (+1)	2,564 (-14%)	2mo	$643,000	$251	52
3401 Noble Ave	0.66mi	4/3.0	2,817 (-5%)	12mo	$803,000	$285	51
2603 Norwood Ct	0.69mi	3/2.5 (-1)	2,662 (-10%)	2mo	$541,000	$203	42
3203 Garland Ave	0.63mi	4/3.5	2,527 (-15%)	9mo	$576,000	$228	37
1308 Brookland Pkwy	0.71mi	3/3.5 (-1)	3,198 (+8%)	12mo	$675,000	$211	36

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 · 7.43% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-5,505
• Equity at exit: $44,582

10-year hold

• IRR: 12.1%
• Equity multiple: 2.15×
• Total profit: $95,868
• Equity at exit: $25,852

Cash invested: $83,720 (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 23222

• Rents YoY: 7.4%
• Active inventory: 184
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $452

Break-even live

Break-even rent $2,468

Max offer price $299,000

Occupancy floor 80%

Sensitivity live

Price	-10% $622	-5% $537	+0% $452	+5% $368	+10% $283
Rent	-10% $212	-5% $332	+0% $452	+5% $573	+10% $693
Rate	-1.0pp $603	-0.5pp $528	base $452	+0.5pp $375	+1.0pp $296

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2701 Northumberland Ave Richmond, VA	3.0	3.0	2310	$2,630	$1.14	5d	1	0.31mi
2435 Ownby Ln Richmond, VA	3.0	2.5	2516	$3,500	$1.39	44d	1	0.84mi
2402 Ownby Ln Richmond, VA	3.0	2.5	2253	$3,488	$1.55	2d	4	0.89mi
1500 W Moore St Unit B Richmond, VA	3.0	2.5	2500	$3,700	$1.48	44d	1	0.93mi
1013 N Lombardy St Unit B Richmond, VA	3.0	2.5	2460	$3,030	$1.23	44d	1	1.00mi
2053 W Moore St Richmond, VA	5.0	5.5	2640	$4,200	$1.59	44d	1	1.06mi
2034 W Grace St Unit A Richmond, VA	4.0	2.0	2450	$2,950	$1.20	44d	1	1.40mi
2034 W Grace St Unit B Richmond, VA	4.0	2.0	2500	$3,200	$1.28	44d	1	1.41mi
3007 3rd Ave Richmond, VA	3.0	3.0	2036	$2,295	$1.13	44d	1	1.41mi
3400 Carolina Ave Richmond, VA	4.0	2.5	3960	$2,850	$0.72	18d	1	1.43mi

Listing history 8 events

1. 2026-06-10
   status $299,000 Pending 6 DOM
2. 2026-06-09
   days on market $299,000 Active 6 DOM
3. 2026-06-08
   days on market $299,000 Active 5 DOM
4. 2026-06-07
   statusdays on market $299,000 Active 4 DOM
5. 2026-06-03
   days on market $299,000 Coming Soon 5 DOM
6. 2026-06-02
   days on market $299,000 Coming Soon 4 DOM
7. 2026-06-01
   days on market $299,000 Coming Soon 3 DOM
8. 2026-05-31
   days on market $299,000 Coming Soon 2 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/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 8/10 Severe 7 d/yr ≥105°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,486
• − Mortgage interest: −$16,749
• − Property taxes: −$3,084
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,919
• − Management: −$2,919
• − Depreciation: −$8,698
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $5,280/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): 26,322
• Household income: $61,345
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 1325.0

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 (70%)
• Race & ethnicity: Black 70% White 21% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -288.72%
• Current HPI: 428.4029
• Rent YoY: ▲ 7.43%
• 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

+510.2% since first listed

13 events — show timeline

• 2026-05-29 Coming Soon $299,000 CVRMLS
• 2021-08-17 Listing Removed — CVRMLS
• 2021-08-02 Listed $349,018 CVRMLS
• 2003-01-23 Sold (Public Records) $130,000 Public Records
• 2003-01-22 Sold (MLS) $130,000 CVRMLS
• 2002-10-10 Listing Removed — CVRMLS
• 2002-10-07 Listed $149,000 CVRMLS
• 2002-10-07 Listed $149,000 CVRMLS
• 2002-10-07 Listing Removed — CVRMLS
• 2002-08-23 Listed $169,000 CVRMLS
• 2002-08-23 Listed $169,000 CVRMLS
• 1990-08-16 Sold (Public Records) $57,000 Public Records
• 1980-01-03 Sold (Public Records) $49,000 Public Records

Property tax history

+5.9%/yr

Latest (2022): $3,084 · +17.9% YoY. Source: county tax records.