1814 Trenton St · Hopewell, VA 23860

$189,950

3 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 5 Days on market

Built 1972 5,593 sqft lot Est $205k · 7% under

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Why this score? — see what drove the D+ 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 +13.6/30.0
• ARV discount +10.7/15.0
• Rent growth +4.7/5.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom 1 bath starter home or possible rental property. Nice hardwood floors, good size utility room, fenced yard on a nice lot.

Key facts

• Move-in ready
• Recent updates
• One-level living

Tags

• ONE-LEVEL LIVING
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• VINYL REPLACEMENT WINDOWS
• RECENT UPDATES
• MOVE-IN READY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level: first floor
• Construction: Aluminum siding and frame construction; Shingle roof; Built (actual year recorded)
• Exterior features: Lot zoned R3

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Partially carpeted; Vinyl
• Bathrooms: One full bathroom (tub and shower) on the first floor
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Partially carpeted and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $11 ($130/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 $151k (20.6% below list).
• Recommended offer: $151k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% in Hopewell — 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 70/100 on livability (#224 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D+, amenities F, commute F.
• Hopewell City Public School District (suburban): math 23% / reading 49% proficiency, ranked #129 of 131 in VA (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dupont Elementary (math 17% / reading 37%, grade F, #1,029 of 1,108 statewide, top 94%, 632 students, 104% FRL); Carter G. Woodson Middle (math 22% / reading 51%, grade F, #320 of 342 statewide, top 95%, 826 students, 102% FRL); Hopewell High (math 37% / reading 72%, grade C-, #281 of 319 statewide, top 90%, 1,136 students, 102% FRL) — zoned schools average 103% FRL vs 68% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 234 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42 units permitted in Hopewell city 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.
• Hopewell County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $33k; list at $190k implies a 476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% 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 $150,838 (20.6% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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: 0.79% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $204,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Freeman St	0.09mi	3/1.5	1,008 (+0%)	4mo	$220,000	$218	90
2005 Dublin St	0.15mi	3/2.0	1,040 (+4%)	5mo	$235,000	$226	79
1125 Salem Ave	0.23mi	3/2.0	1,091 (+9%)	5mo	$215,000	$197	66
1602 Tabb Ave	0.61mi	3/1.0	968 (-4%)	1mo	$220,000	$227	65
1201 Stewart Ave	0.68mi	3/1.0	972 (-3%)	2mo	$227,000	$234	62
1707 Arlington Rd	0.56mi	3/1.0	1,050 (+5%)	7mo	$120,000	$114	60
2405 Freeman St	0.40mi	3/1.0	1,093 (+9%)	8mo	$100,000	$91	60
1105 Arlington Rd	0.48mi	3/2.0	1,080 (+8%)	4mo	$219,950	$204	57
1701 Arlington Rd	0.55mi	3/2.0	1,104 (+10%)	2mo	$270,000	$245	52
1110 Pine Ave	0.58mi	3/1.5	1,104 (+10%)	10mo	$177,500	$161	46
2102 Hazelwood Ave	0.63mi	3/1.5	1,098 (+10%)	9mo	$221,000	$201	45
2708 Granby St	0.73mi	3/1.0	912 (-9%)	9mo	$132,500	$145	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-22,175
• Equity at exit: $28,322

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $17,625
• Equity at exit: $16,423

Cash invested: $53,186 (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 23860

• Home prices YoY: -22.0%
• Rents YoY: 8.9%
• Active inventory: 234
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$996
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $11

Break-even live

Break-even rent $1,495

Max offer price $189,950

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $65	+0% $11	+5% $-43	+10% $-97
Rent	-10% $-108	-5% $-49	+0% $11	+5% $70	+10% $130
Rate	-1.0pp $107	-0.5pp $59	base $11	+0.5pp $-38	+1.0pp $-88

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: $47,488
• Closing costs: $5,698
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2303 Maclin Cir Hopewell, VA	3.0	2.0	1150	$1,499	$1.30	5d	1	0.38mi
600 Winston Churchill Dr Hopewell, VA	2.0	1.0	900	$1,075	$1.19	3d	1	0.38mi
460 Highland Ave Hopewell, VA	3.0	1.0	1212	$1,700	$1.40	21d	1	0.61mi
800 Chestnut St Hopewell, VA	2.0	1.0	884	$1,395	$1.58	45d	1	0.62mi
1206 Tabb Ave Hopewell, VA	3.0	1.0	974	$1,470	$1.51	45d	1	0.68mi
2305 Poplar St Unit B Hopewell, VA	2.0	1.5	959	$1,050	$1.09	25d	1	0.69mi
1900 Arlington Rd Hopewell, VA	3.0	2.0	1216	$1,695	$1.39	45d	1	0.73mi
1004 Sunnyside Ave Hopewell, VA	4.0	2.0	875	$1,737	$1.99	6d	1	0.86mi
305 S 9th Ave Hopewell, VA	4.0	1.0	1056	$1,599	$1.51	5d	1	0.89mi
522 S 22nd Ave Hopewell, VA	3.0	2.0	1368	$1,800	$1.32	25d	1	0.92mi
552 S 22nd Ave Hopewell, VA	3.0	2.0	1368	$1,800	$1.32	25d	1	0.94mi
507 Hill Ave Hopewell, VA	3.0	1.0	932	$1,395	$1.50	25d	1	1.02mi
101 S Main St Unit 1 Hopewell, VA	2.0	2.0	800	$1,395	$1.74	6d	1	1.10mi
1201 W City Point Rd Hopewell, VA	1.0–2.0	1.0–1.5	710	$1,250	$1.76	16d	3	1.19mi
1201 W City Point Rd Hopewell, VA	1.0–2.0	1.0–1.5	711	$1,250	$1.76	3d	7	1.20mi
3309 Carlisle Ave Hopewell, VA	3.0	1.0	1152	$1,395	$1.21	23d	1	1.27mi
3314 Granby St Hopewell, VA	3.0	1.0	1469	$1,600	$1.09	25d	1	1.28mi
2009 Day St Hopewell, VA	2.0	1.0	780	$895	$1.15	25d	1	1.30mi
1208 W Broadway Hopewell, VA	3.0	1.0	1200	$1,495	$1.25	18d	1	1.33mi
404 N 4th Ave Hopewell, VA	3.0	1.0	1132	$1,495	$1.32	45d	1	1.35mi
3200 Saint Charles St Hopewell, VA	3.0	1.5	1272	$1,595	$1.25	45d	1	1.36mi
311 E Cawson St Hopewell, VA	2.0–3.0	1.0	978	$2,154	$2.20	3d	9	1.41mi
3568 Perrins Hill Way Prince George, VA	3.0	2.5	1500	$2,200	$1.47	3d	1	1.47mi
508 N 7th Ave Hopewell, VA	4.0	1.0	1183	$1,599	$1.35	3d	1	1.47mi

Listing history 6 events

1. 2026-05-22
   listed $189,950 Active
2. 2015-05-22
   soldstatus $33,000 Closed 137-char remark

   Show marketing remark (137 chars)

   Great 3 bedroom 1 bath starter home or possible rental property. Nice hardwood floors, good size utility room, fenced yard on a nice lot.

3. 2015-04-30
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Great 3 bedroom 1 bath starter home or possible rental property. Nice hardwood floors, good size utility room, fenced yard on a nice lot.

4. 2015-04-01
   listed $32,000 Active 137-char remark

   Show marketing remark (137 chars)

   Great 3 bedroom 1 bath starter home or possible rental property. Nice hardwood floors, good size utility room, fenced yard on a nice lot.

5. 2002-11-04
   soldstatus $55,900
6. 1980-12-01
   soldstatus $27,300

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$292/yr (+$24/mo · 23.0%)

ⓘ 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 ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $18,101
• − Mortgage interest: −$10,640
• − Property taxes: −$1,266
• − Insurance: −$950
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,526
• Taxable loss: −$3,177
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $893/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: Hopewell City Public School District
• NCES district ID: 5101980
• Math proficiency: 23% ▼ -54.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $38,234
• Composite: 29.95/100
• National rank: #6377
• State rank: #129 of 131 in VA

Livability — Hopewell

• Score: 70/100
• State rank: #224
• US rank: #7437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hopewell, VA
• County: Hopewell City · 31,404 people
• City population: 31,404
• Metro: Richmond, VA
• Population (ZIP): 31,404
• Household income: $62,141
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1055.0

Population outlook (Hopewell County) Hauer SSP2

• Today (2025): 21,776 people
• By 2030: 21,457 · -1.5%
• By 2040: 20,882 · -4.1%
• By 2050: 20,239 · -7.1%
• By 2075: 18,905 · -13.2%
• By 2100: 16,949 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 43% Black 42% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Hopewell

• 2024 margin: D (+13.8) · D 56.4% · R 42.6% · Other 1.0%
• 2008→2024 swing: +1.8pp toward D · 2008: 11.9pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+14.7 2016: D+9.3 2012: D+16.0 2008: D+11.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.28%
• Current HPI: 302.6343
• Rent YoY: ▲ 8.86%
• 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

+595.8% since first listed

6 events — show timeline

• 2026-05-22 Listed $189,950 CVRMLS
• 2015-05-22 Sold (MLS) $33,000 CVRMLS
• 2015-04-30 Pending — CVRMLS
• 2015-04-01 Listed $32,000 CVRMLS
• 2002-11-04 Sold (Public Records) $55,900 Public Records
• 1980-12-01 Sold (Public Records) $27,300 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,266 · +5.1% YoY. Source: county tax records.