18 S Little Church St · Petersburg, VA 23803

$150,000

3 bd · 1.0 ba · 1,355 sqft · SingleFamily public records · 26 Days on market

Built 1953 6,098 sqft lot Est $251k · 40% under

---

Why this score? — see what drove the B- 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +5.7/10.0
• 1% rule +5.1/10.0
• Rent growth +4.0/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Back on the Market - Pending Release. Price Just Reduced! This all-brick rambler is a rare find in today’s market. Featuring four spacious bedrooms and two baths, with handcrafted bookshelves located in the main bedroom. This home boasts original oak kitchen cabinets, oak paneling along the dining room wall, and beautiful hardwood floors throughout. In addition to central AC, the property also comes with 3 additional window units. The expansive backyard offers ample space for creating a relaxing retreat or an ideal area for entertaining guests. While some minor updates may be needed, the property is overall in good condition. This is an estate sale, and the home is being sold “a

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1953

Property features AI

Exterior

• Parking: Two total garage/parking spaces; Two off-street spaces; On-street parking available
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric cooling
• Home design: Detached property; Shingle roof
• Construction: Brick construction; Brick/mortar foundation; Above-grade structure
• Exterior features: No tidal water

Interior

• Kitchen: Refrigerator; Stove; Oven (wall); Dishwasher; Disposal; Exhaust fan
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main level; One half bathroom on the upper level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s); Window unit(s)
• Interior features: Drywall walls and ceilings; Estimated living area
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.5% in Petersburg — 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 61/100 on livability (#413 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Petersburg City Public School District (suburban): math 26% / reading 44% proficiency, ranked #131 of 131 in VA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.9%/yr); 290 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 118 units permitted in Petersburg city in 2024 (84 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Petersburg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 5.9% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 42% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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: 1.01% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $250,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 N Old Church St	0.17mi	3/2.5	1,344 (-1%)	4mo	$274,000	$204	81
722 Cameron St	0.23mi	3/2.0	1,275 (-6%)	5mo	$88,950	$70	72
23 N Old Church St	0.19mi	3/2.0	1,222 (-10%)	4mo	$259,000	$212	67
449 Roundtop Ave	0.52mi	3/2.0	1,363 (+1%)	7mo	$205,000	$150	65
1048 Amelia St	0.52mi	3/1.5	1,384 (+2%)	9mo	$140,000	$101	63
528 Windham St	0.64mi	3/1.0	1,404 (+4%)	3mo	$110,000	$78	61
801 E Bank St	0.29mi	3/2.0	1,200 (-11%)	5mo	$240,000	$200	59
457 Roundtop Ave	0.54mi	4/2.0 (+1)	1,296 (-4%)	5mo	$250,000	$193	54
515 Clinton St	0.63mi	3/2.5	1,320 (-3%)	7mo	$269,950	$205	54
412 Roundtop Ave	0.46mi	3/1.5	1,196 (-12%)	8mo	$124,999	$105	50
958 Old Wythe St	0.41mi	3/2.0	1,530 (+13%)	7mo	$283,000	$185	50
230 Terrace Ave	0.26mi	4/3.0 (+1)	1,536 (+13%)	5mo	$278,000	$181	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.45% appreciation · 5.89% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.57×
• Total profit: $23,736
• Equity at exit: $54,741

10-year hold

• IRR: 15.7%
• Equity multiple: 3.13×
• Total profit: $89,573
• Equity at exit: $75,561

Cash invested: $42,000 (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 23803

• Home prices YoY: 0.3%
• Rents YoY: 5.9%
• Active inventory: 290
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $205

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $290	-5% $248	+0% $205	+5% $163	+10% $120
Rent	-10% $86	-5% $146	+0% $205	+5% $265	+10% $325
Rate	-1.0pp $281	-0.5pp $244	base $205	+0.5pp $167	+1.0pp $127

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 E Bank St Petersburg, VA	2.0	1.0–2.0	862	$1,509	$1.75	2d	19	0.36mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	24d	1	0.38mi
212 E Wythe St Unit 1 Petersburg, VA	4.0	1.5	1400	$1,295	$0.93	44d	1	0.38mi
30 Franklin St Petersburg, VA	2.0	1.0–2.0	755	$1,550	$2.05	20d	1	0.52mi
424 Roundtop Ave Petersburg, VA	3.0	1.0	988	$1,350	$1.37	44d	1	0.52mi
462 Reservoir Hts Petersburg, VA	4.0	2.0	1640	$1,895	$1.16	24d	1	0.62mi
147 Witten St Petersburg, VA	3.0	1.0	1170	$1,495	$1.28	11d	1	0.65mi
331 Glenwood Ct Petersburg, VA	4.0	1.0	1242	$1,800	$1.45	3d	1	0.72mi
16 S Market St Petersburg, VA	1.0–2.0	1.0–2.0	769	$2,312	$3.01	2d	17	0.83mi
109 Perry St Petersburg, VA	1.0–2.0	1.0–2.0	787	$1,577	$2.00	2d	15	0.92mi
211 Jefferson Ave Colonial Heights, VA	4.0	2.0	1507	$1,900	$1.26	2d	1	0.93mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	775	$1,310	$1.69	22d	2	0.93mi
325 Brown St Petersburg, VA	1.0–2.0	1.0–2.0	797	$1,395	$1.75	15d	9	0.93mi
531 N Azalea Rd Petersburg, VA	3.0	2.0	1600	$1,595	$1.00	24d	1	1.06mi
115 Pine St Unit 115 Petersburg, VA	3.0	1.5	1400	$1,462	$1.04	44d	1	1.17mi
500 Floral Ave Colonial Heights, VA	3.0	2.0	1196	$1,895	$1.58	24d	1	1.20mi
712 W Washington St Unit B Petersburg, VA	2.0	1.0	1209	$1,250	$1.03	24d	1	1.26mi
714 High St Apt E Petersburg, VA	2.0	2.0	924	$1,300	$1.41	22d	1	1.31mi
114 Lee Ave Colonial Heights, VA	2.0	1.5	1088	$1,750	$1.61	24d	1	1.31mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	745	$1,395	$1.87	2d	8	1.32mi
801 Hinton St Petersburg, VA	1.0–2.0	1.0–2.0	834	$1,399	$1.68	20d	2	1.32mi
1025 S Crater Rd Petersburg, VA	1.0–3.0	1.0–2.0	795	$1,409	$1.77	2d	10	1.34mi
707 Hamilton Ave Colonial Heights, VA	2.0	1.0	999	$1,325	$1.33	12d	1	1.37mi
815 Floral Ave Colonial Heights, VA	3.0	1.0	908	$1,500	$1.65	21d	1	1.42mi
214 N Dunlop St Apt 305 Petersburg, VA	2.0	2.0	945	$1,350	$1.43	45d	1	1.43mi
214 N Dunlop St Petersburg, VA	1.0–2.0	1.0–2.0	799	$1,395	$1.74	2d	11	1.43mi
214 N Dunlop St Unit 119 Petersburg, VA	2.0	2.0	988	$1,399	$1.42	44d	1	1.43mi
406 Bradsher Ave Unit A Colonial Heights, VA	2.0	1.0	940	$1,050	$1.12	24d	1	1.46mi
838 S Jones St Unit B Petersburg, VA	2.0	1.0	1296	$1,100	$0.85	44d	1	1.47mi
310 Saint Luke St Petersburg, VA	3.0	2.0	1020	$1,491	$1.46	24d	1	1.49mi
214 N Dunlop St Unit 400 Petersburg, VA	2.0	2.0	892	$1,500	$1.68	44d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 26 DOM
2. 2026-06-17
   days on market $150,000 Active 25 DOM
3. 2026-06-16
   days on market $150,000 Active 24 DOM
4. 2026-06-15
   days on market $150,000 Active 23 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   pricestatusdays on market $150,000 Active 21 DOM
7. 2026-06-08
   status $165,000 Pending 19 DOM
8. 2026-06-07
   days on market $165,000 Active 19 DOM
9. 2026-06-05
   days on market $165,000 Active 16 DOM
10. 2026-06-03
    days on market $165,000 Active 15 DOM
11. 2026-06-02
    days on market $165,000 Active 14 DOM
12. 2026-06-01
    days on market $165,000 Active 13 DOM
13. 2026-05-31
    days on market $165,000 Active 12 DOM
14. 2026-05-20
    listed $165,000 Active
15. 2026-05-17
    historical $165,000

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $18,186
• − Mortgage interest: −$8,402
• − Property taxes: −$1,713
• − Insurance: −$750
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,364
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $2,453/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: Petersburg City Public School District
• NCES district ID: 5102910
• Math proficiency: 26% ▼ -27.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $34,362
• Composite: 28.78/100
• National rank: #6670
• State rank: #131 of 131 in VA

Livability — Petersburg

• Score: 61/100
• State rank: #413
• US rank: #17309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petersburg, VA
• County: Chesterfield County · 406,988 people
• City population: 63,420
• Metro: Richmond, VA
• Population (ZIP): 42,012
• Household income: $57,813
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 2485.0

Population outlook (Petersburg County) Hauer SSP2

• Today (2025): 30,488 people
• By 2030: 29,771 · -2.4%
• By 2040: 28,401 · -6.8%
• By 2050: 27,279 · -10.5%
• By 2075: 25,877 · -15.1%
• By 2100: 24,288 · -20.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 58% White 31% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Petersburg

• 2024 margin: Solid D (+72.8) · D 85.8% · R 13.0% · Other 1.2%
• 2008→2024 swing: -5.7pp toward R · 2008: 78.5pp · 2024: 72.8pp
• All cycles: 2024: D+72.8 2020: D+76.5 2016: D+77.0 2012: D+80.4 2008: D+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 480.5365
• Rent YoY: ▲ 5.89%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $165,000 BRIGHT MLS
• 2026-05-17 Coming Soon $165,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $1,713 · +42.1% YoY. Source: county tax records.