10030 Cheathams Rd · Amelia Court House, VA 23002

$214,950

3 bd · 1.5 ba · 1,696 sqft · SingleFamily public records · 37 Days on market

Built 1927 2.00 ac lot $127/sqft · 44% below area Est $384k · 44% under

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

Key facts

• Period trim work
• 2 acres
• Detached garage

Tags

• REAL SOLID HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• FULLY EXPOSED BRICK WALL
• PERIOD TRIM WORK
• DETACHED GARAGE
• 2 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (8.2% below list).
• Recommended offer: $197k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.5% in Amelia Court House — 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 65/100 on livability (#329 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing D, amenities F, commute F.
• Amelia County Public School District (rural): math 44% / reading 64% proficiency, ranked #83 of 131 in VA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 110 active listings in the ZIP; 60 units permitted in Amelia County in 2024 (0 in 5+ unit buildings).

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.
• Amelia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 20% 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 $197,331 (8.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 0.92% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $383,739
• List price: $214,950
• Delta: -43.99%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10030 Cheathams Rd	0.00mi	3/1.5	1,696 (0%)	1mo	$208,000	$123	99
10251 Epps Ln	0.26mi	3/2.0	1,600 (-6%)	8mo	$405,000	$253	70
10251 Epps Ln	0.36mi	3/2.0	1,600 (-6%)	8mo	$405,000	$253	66
Lot 1 Epps Ln	0.32mi	3/2.0	1,600 (-6%)	12mo	$375,000	$234	64
13531 Butlers Rd	0.67mi	3/2.5	1,512 (-11%)	11mo	$542,000	$358	38

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-17,956
• Equity at exit: $32,050

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,847
• Equity at exit: $18,585

Cash invested: $60,186 (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 23002

• Home prices YoY: -15.2%
• Active inventory: 110
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $266

Break-even live

Break-even rent $1,636

Max offer price $214,950

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: $53,738
• Closing costs: $6,448
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-06
   status Pending 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

2. 2026-05-05
   status Pending 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

3. 2026-04-27
   price $214,950 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

4. 2026-04-24
   price $214,950 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

5. 2026-03-31
   listed $229,000 Active 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

6. 2026-03-31
   listed $229,000 Active 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

7. 2026-03-27
   historical $229,000 915-char remark

   Show marketing remark (915 chars)

   Opportunity Awaits in this Charming 1927 Cape Cod. Character-Filled w/ Classic Architectural Details, this property is ready for Renovation/Restoration & priced with potential in mind. Key Features of this property are: Real Solid Hardwood Floors, Wood Burning Fireplace, Fully Exposed Brick Wall, Period Trim Work, Beautiful Front Door & Transom, Opportunity for a First Floor Primary, a 21'x24' Detached Garage/Workshop w/ Concrete Floor, 18'x24' Carport w/ Concrete Floor, & Situated on 2 Acres! Truly a Diamond-in-the-Rough, offering the Perfect Blend of Privacy & Country Living while still being Conveniently Close to Town! Just minutes from Amelia Courthouse & 20 minutes from Shops & Restaurants in Chesterfield. Restore & Transform this Warm-Welcoming Home into your Special Place! Sold as-is condition, ideal for A Short-Term Rental, Airbnb Investor, Flipper, etc.

8. 2017-12-27
   soldstatus $177,000
9. 2017-12-27
   soldstatus $177,000
10. 2017-08-02
    listed $175,000

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$853/yr (+$71/mo · 93.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 20% 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: $23,680
• − Mortgage interest: −$12,041
• − Property taxes: −$909
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$6,253
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $3,289/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: Amelia County Public School District
• NCES district ID: 5100180
• Math proficiency: 44% ▼ -42.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,185
• Composite: 46.33/100
• National rank: #2468
• State rank: #83 of 131 in VA

Livability — Amelia Court House

• Score: 65/100
• State rank: #329
• US rank: #12495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,657

Population outlook (Amelia County) Hauer SSP2

• Today (2025): 12,928 people
• By 2030: 12,819 · -0.8%
• By 2040: 12,381 · -4.2%
• By 2050: 11,607 · -10.2%
• By 2075: 10,186 · -21.2%
• By 2100: 9,067 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Slovak 2% Scottish 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Amelia

• 2024 margin: Solid R (+44.4) · D 27.6% · R 71.9%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.7pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+37.7 2016: R+36.3 2012: R+26.7 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.11%
• Current HPI: 251.1595
• Rent YoY: —
• Metro: —
• 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

+22.8% since first listed

10 events — show timeline

• 2026-05-06 Pending — SCAR
• 2026-05-05 Pending — CVRMLS
• 2026-04-27 Price Changed $214,950 SCAR
• 2026-04-24 Price Changed $214,950 CVRMLS
• 2026-03-31 Listed $229,000 SCAR
• 2026-03-31 Listed $229,000 CVRMLS
• 2026-03-27 Coming Soon $229,000 CVRMLS
• 2017-12-27 Sold (Public Records) $177,000 Public Records
• 2017-12-27 Sold (MLS) $177,000 CVRMLS
• 2017-08-02 Listed $175,000 CVRMLS

Property tax history

+3.9%/yr

Latest (2025): $909 · +0.0% YoY. Source: county tax records.