8025 Lake Laurel Lane Gln · Glen Allen, VA 23060

$394,990

3 bd · 2.5 ba · 2,617 sqft · Condo · 288 Days on market

Built 2025 $151/sqft · 23% below area Est $513k · 23% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +6.1/30.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Picasso in Laurel Oaks - available for quick move-in! Interior home with all upgrades & appliances included. This one-car garage condo is designed to be both practical and stylish, with more than 2,600 square feet, this penthouse unit offers the space of a single-family home! The kitchen is a chef's dream with a huge island and pantry. An amazing sky lanai with an outdoor gas fireplace brings the outdoors in. Upstairs is a truly magnificent owner's suite featuring dual walk-in closets, sitting area, and en suite bathroom with oversized shower, dual vanities and a private water closet. This level also features two spacious secondary bedrooms with hall bath, linen closet and laundry room. Laurel Oaks offers the perfect location you've been searching for, with an array of nearby shopping, dining, and activities just waiting for you to explore! Enjoy a bite to eat at popular restaurants like Potros Mexican, Franco's Italian, and Bruster's Real Ice Cream. You can also shop conveniently at the nearby Target, Marshall's, Kroger, Food Lion, and Publix. Looking for even more? Six miles in either direction find Short Pump or Scott's Addition. You'll never run out of options!

Key facts

• Pantry
• Dual walk-in closets
• Huge island

Tags

• OUTDOOR GAS FIREPLACE
• HUGE ISLAND
• PANTRY
• OWNER'S SUITE
• DUAL WALK-IN CLOSETS
• SITTING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $395k.

Deal economics

• At list price, monthly cash flow is $-731 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (32.9% below list).
• Recommended offer: $265k (32.9% 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.
• Henrico County Public School District (suburban): math 49% / reading 64% proficiency, ranked #68 of 131 in VA (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 204 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,826 units permitted in Henrico County in 2024 (785 in 5+ unit buildings).
• This rent runs 30% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Henrico County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $264,990 (32.9% 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. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 12.4

CMA / ARV

• ARV (median comp): $513,483
• List price: $394,990
• Delta: -23.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.01×
• Total profit: $-109,518
• Equity at exit: $58,894

10-year hold

• IRR: -29.1%
• Equity multiple: -0.36×
• Total profit: $-150,958
• Equity at exit: $34,152

Cash invested: $110,597 (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 23060

• Rents YoY: 3.4%
• Active inventory: 204
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA est. from 3 same-building comps: −$95
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-731

Break-even live

Break-even rent $3,576

Max offer price $289,175

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: $98,748
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5970 Springfield Rd Glen Allen, VA	3.0	2.0	2232	$3,000	$1.34	23d	1	1.00mi
5970 Springfield Rd Glen Allen, VA	3.0	2.0	1807	$3,000	$1.66	2d	1	1.00mi
10113 Laurel Lakes Dr Glen Allen, VA	4.0	2.5	2236	$1,900	$0.85	43d	1	1.24mi
4902 Cord Ct Glen Allen, VA	3.0	2.0	1860	$2,250	$1.21	43d	1	1.32mi
8001 Lake Laurel LN Unit B Glen Allen, VA	3.0	2.5	2617	$3,900	$1.49	43d	1	1.38mi
8722 Springwater Dr Henrico, VA	3.0	3.5	2172	$2,350	$1.08	14d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $394,990 Active 288 DOM
2. 2026-06-17
   days on market $394,990 Active 287 DOM
3. 2026-06-16
   days on market $394,990 Active 286 DOM
4. 2026-06-15
   days on market $394,990 Active 285 DOM
5. 2026-06-13
   days on market $394,990 Active 283 DOM
6. 2026-06-09
   days on market $394,990 Active 279 DOM
7. 2026-06-08
   days on market $394,990 Active 278 DOM
8. 2026-06-07
   days on market $394,990 Active 277 DOM
9. 2026-06-05
   days on market $394,990 Active 274 DOM
10. 2026-06-03
    days on market $394,990 Active 273 DOM
11. 2026-06-02
    days on market $394,990 Active 272 DOM
12. 2026-06-01
    days on market $394,990 Active 271 DOM
13. 2026-05-31
    days on market $394,990 Active 270 DOM
14. 2025-10-06
    price $394,990 1211-char remark

    Show marketing remark (1211 chars)

    Welcome home to the Picasso in Laurel Oaks - available for quick move-in! Interior home with all upgrades & appliances included. This one-car garage condo is designed to be both practical and stylish, with more than 2,600 square feet, this penthouse unit offers the space of a single-family home! The kitchen is a chef's dream with a huge island and pantry. An amazing sky lanai with an outdoor gas fireplace brings the outdoors in. Upstairs is a truly magnificent owner's suite featuring dual walk-in closets, sitting area, and en suite bathroom with oversized shower, dual vanities and a private water closet. This level also features two spacious secondary bedrooms with hall bath, linen closet and laundry room. Laurel Oaks offers the perfect location you've been searching for, with an array of nearby shopping, dining, and activities just waiting for you to explore! Enjoy a bite to eat at popular restaurants like Potros Mexican, Franco's Italian, and Bruster's Real Ice Cream. You can also shop conveniently at the nearby Target, Marshall's, Kroger, Food Lion, and Publix. Looking for even more? Six miles in either direction find Short Pump or Scott's Addition. You'll never run out of options!

15. 2025-09-18
    price $399,990 1211-char remark

    Show marketing remark (1211 chars)

    Welcome home to the Picasso in Laurel Oaks - available for quick move-in! Interior home with all upgrades & appliances included. This one-car garage condo is designed to be both practical and stylish, with more than 2,600 square feet, this penthouse unit offers the space of a single-family home! The kitchen is a chef's dream with a huge island and pantry. An amazing sky lanai with an outdoor gas fireplace brings the outdoors in. Upstairs is a truly magnificent owner's suite featuring dual walk-in closets, sitting area, and en suite bathroom with oversized shower, dual vanities and a private water closet. This level also features two spacious secondary bedrooms with hall bath, linen closet and laundry room. Laurel Oaks offers the perfect location you've been searching for, with an array of nearby shopping, dining, and activities just waiting for you to explore! Enjoy a bite to eat at popular restaurants like Potros Mexican, Franco's Italian, and Bruster's Real Ice Cream. You can also shop conveniently at the nearby Target, Marshall's, Kroger, Food Lion, and Publix. Looking for even more? Six miles in either direction find Short Pump or Scott's Addition. You'll never run out of options!

16. 2025-09-03
    listed $409,990 Active 1211-char remark

    Show marketing remark (1211 chars)

    Welcome home to the Picasso in Laurel Oaks - available for quick move-in! Interior home with all upgrades & appliances included. This one-car garage condo is designed to be both practical and stylish, with more than 2,600 square feet, this penthouse unit offers the space of a single-family home! The kitchen is a chef's dream with a huge island and pantry. An amazing sky lanai with an outdoor gas fireplace brings the outdoors in. Upstairs is a truly magnificent owner's suite featuring dual walk-in closets, sitting area, and en suite bathroom with oversized shower, dual vanities and a private water closet. This level also features two spacious secondary bedrooms with hall bath, linen closet and laundry room. Laurel Oaks offers the perfect location you've been searching for, with an array of nearby shopping, dining, and activities just waiting for you to explore! Enjoy a bite to eat at popular restaurants like Potros Mexican, Franco's Italian, and Bruster's Real Ice Cream. You can also shop conveniently at the nearby Target, Marshall's, Kroger, Food Lion, and Publix. Looking for even more? Six miles in either direction find Short Pump or Scott's Addition. You'll never run out of options!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $31,799
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$1,140
• − Depreciation: −$11,491
• Taxable loss: −$15,945
• Est. tax savings @ 24.0%: +$3,827
• After-tax cash flow: $-4,948/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: Henrico County Public School District
• NCES district ID: 5101890
• Math proficiency: 49% ▼ -32.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $61,854
• Composite: 49.25/100
• National rank: #2031
• State rank: #68 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: Henrico County · 334,490 people
• City population: 79,019
• Metro: Richmond, VA
• Population (ZIP): 36,497
• Household income: $104,468
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 697.0

Population outlook (Henrico County) Hauer SSP2

• Today (2025): 365,885 people
• By 2030: 384,255 · +5.0%
• By 2040: 416,688 · +13.9%
• By 2050: 442,376 · +20.9%
• By 2075: 488,037 · +33.4%
• By 2100: 487,430 · +33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 19% Asian 16% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Indo-European 5% Other Asian/Pacific 4% Spanish 2%

Political lean MEDSL · Henrico

• 2024 margin: Strong D (+28.9) · D 63.7% · R 34.8% · Other 1.5%
• 2008→2024 swing: +16.6pp toward D · 2008: 12.2pp · 2024: 28.9pp
• All cycles: 2024: D+28.9 2020: D+29.0 2016: D+21.0 2012: D+11.7 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -266.83%
• Current HPI: 277.6529
• Rent YoY: ▲ 3.36%
• 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

-3.7% since first listed

3 events — show timeline

• 2025-10-06 Price Changed $394,990 Zillow
• 2025-09-18 Price Changed $399,990 Zillow
• 2025-09-03 Listed $409,990 Zillow