9275 Rappahannock Trl · Glen Allen, VA 23005

$349,900

3 bd · 2.5 ba · 1,224 sqft · SingleFamily public records · 2 Days on market

Built 1971 0.48 ac lot Est $350k · at est.

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +7.0/10.0
• Cash flow +6.1/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Well kept home on a flat lot in Atlee HS district! The property offers a great opportunity to get into the area with a generous 1800+ sq ft. Nice hardwood floors, replacement windows, and recent water heater (2023) ensure an easy next few years.

Key facts

• 0.48 acre lot
• Parking
• Built 1971

Property features AI

Exterior

• Parking: Driveway (unpaved)
• Utilities: Public water; Public sewer
• Home design: Single-story building; Resale property; R2 zoning
• Construction: Brick, frame and vinyl siding with drywall construction; Asphalt roof; Built (actual year provided but not specified)
• Exterior features: Unpaved driveway; Fenced yard (full)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Wood
• Bathrooms: Two full bathrooms; One half bathroom (located in the basement); Second-floor full bath with tub and shower
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Wood flooring; Partially finished basement (crawl space)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-648 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (43.0% below list).
• Recommended offer: $200k (43.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#108 in VA, #3,369 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Hanover County Public School District (suburban): math 79% / reading 81% proficiency, ranked #5 of 131 in VA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 204 active listings in the ZIP; solid renter incomes; 447 units permitted in Hanover County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Hanover County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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 $218k; list at $350k implies a 61% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,569 (43.0% 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 1971 — 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: 0.57% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $350,064
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9268 Monongahela Trl	0.25mi	3/2.0	1,300 (+6%)	18mo	$339,950	$262	61
10198 Guenevere Ct	0.55mi	3/3.0	1,243 (+2%)	18mo	$385,000	$310	55
10430 Rapidan Way	0.32mi	3/2.0	1,104 (-10%)	18mo	$327,000	$296	51
10326 Wanchese Way	0.34mi	4/2.0 (+1)	1,296 (+6%)	22mo	$365,000	$282	49
9421 Aynhoe Ln	0.59mi	3/2.5	1,400 (+14%)	9mo	$400,000	$286	41
9251 Ivy Banks Dr	0.74mi	3/2.0	1,358 (+11%)	19mo	$350,000	$258	30

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: -30.3%
• Equity multiple: -0.00×
• Total profit: $-98,033
• Equity at exit: $52,171

10-year hold

• IRR: -32.3%
• Equity multiple: -0.42×
• Total profit: $-138,836
• Equity at exit: $30,253

Cash invested: $97,972 (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 23005

• Home prices YoY: -31.5%
• Active inventory: 204
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$243 /mo · $2,922/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-648

Break-even live

Break-even rent $2,815

Max offer price $235,502

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   status $349,900 Pending 2 DOM
2. 2026-06-13
   days on market $349,900 Active 2 DOM
3. 2026-06-13
   remarks 245-char remark
4. 2026-06-13
   listed $349,900 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: $2,922 · $243/mo
• Projected year-2 tax: $2,922 · $243/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 8/10 Severe 7 d/yr ≥103°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,948
• − Mortgage interest: −$19,600
• − Property taxes: −$2,922
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$10,179
• Taxable loss: −$14,333
• Est. tax savings @ 24.0%: +$3,440
• After-tax cash flow: $-4,331/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: Hanover County Public School District
• NCES district ID: 5101830
• Math proficiency: 79% ▼ -11.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $78,386
• Composite: 70.37/100
• National rank: #268
• State rank: #5 of 131 in VA

Livability — Glen Allen

• Score: 76/100
• State rank: #108
• US rank: #3369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hanover County · 134,767 people
• City population: 79,019
• Metro: Richmond, VA
• Population (ZIP): 19,987
• Household income: $89,335
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 416.0

Population outlook (Hanover County) Hauer SSP2

• Today (2025): 111,687 people
• By 2030: 115,373 · +3.3%
• By 2040: 120,828 · +8.2%
• By 2050: 123,591 · +10.7%
• By 2075: 132,168 · +18.3%
• By 2100: 130,105 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 13% Hispanic / Latino 6% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Hanover

• 2024 margin: Strong R (+25.8) · D 36.6% · R 62.4% · Other 1.1%
• 2008→2024 swing: +7.8pp toward D · 2008: -33.6pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+26.8 2016: R+32.5 2012: R+36.7 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.63%
• Current HPI: 257.9445
• 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

+60.5% since first listed

7 events — show timeline

• 2026-06-11 Listed $349,900 CVRMLS
• 2024-12-13 Rental Removed $2,295 RENTALBEAST
• 2024-11-27 Listed for Rent $2,295 RENTALBEAST
• 2024-11-17 Rental Removed $2,295 RENTALBEAST
• 2024-09-17 Listed for Rent $2,295 RENTALBEAST
• 2022-05-19 Price Changed $1,995 RENT.
• 2022-02-10 Sold (Public Records) $218,000 Public Records

Property tax history

+12.8%/yr

Latest (2026): $2,922 · +11.7% YoY. Source: county tax records.