5700 Baron Dr · Meadowbrook, VA 23832

$299,900

3 bd · 1.5 ba · 1,269 sqft · SingleFamily public records · 4 Days on market

Built 1970 0.54 ac lot $236/sqft · 8% below area Est $325k · 8% 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 +12.1/30.0
• ARV discount +11.0/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming brick rancher offers the perfect blend of comfort, style, and practicality. Situated on a generous 0.539-acre corner lot, this well-maintained home features 3 bedrooms, 1 full bath, and 1 half bath across 1,269 square feet of inviting living space. Freshly painted throughout, the interior feels bright, refreshed, and move-in ready, while beautiful hardwood floors throughout add warmth, character, and timeless appeal. At the heart of the home, the spacious kitchen serves as a warm and welcoming gathering space, anchored by a beautiful fireplace that creates a cozy focal point full of character and charm. With plenty of room for everyday living, entertaining, and hosting family

Key facts

• Spacious kitchen
• Hardwood floors
• Fireplace

Tags

• 0.539 ACRE CORNER LOT
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• FIREPLACE
• LARGE UTILITY ROOM
• SCREENED-IN REAR DECK

Property features AI

Exterior

• Parking: Carport; Paved driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home (1 story); Resale property
• Construction: Brick exterior with drywall interior; Composition shingle roof
• Exterior features: Rear screened porch; Porch / stoop; Storage shed; Paved driveway; Chain link fenced backyard; Level lot

Interior

• Kitchen: All appliances convey; Range; Dishwasher; Refrigerator; Tile flooring; Fireplace visible from the kitchen area
• Bedrooms: Three bedrooms on the first floor with hardwood flooring, ceiling fans and closets
• Flooring: Hardwood floors in main living areas and bedrooms; Ceramic tile in laundry and kitchen
• Bathrooms: One full bath with tub and shower; One half bath (powder room)
• Heating & cooling: Heat pump with electric heating; Central air conditioning; Attic fan
• Interior features: Ceiling fans; Breakfast area / Eat-in kitchen; Fireplace (masonry, wood burning); Pantry; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: First-floor laundry with tile flooring, cabinets; washer and dryer convey; Washer hookup and dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.2% below list).
• Recommended offer: $230k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Meadowbrook — 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 73/100 on livability (#161 in VA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Chesterfield County Public School District (suburban): math 52% / reading 64% proficiency, ranked #57 of 131 in VA (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: J.G. Hening Elementary (math 48% / reading 62%, grade C, #643 of 1,108 statewide, top 59%, 819 students, 82% FRL); Manchester Middle (math 41% / reading 57%, grade C-, #238 of 342 statewide, top 71%, 1,103 students, 81% FRL); Meadowbrook High (math 22% / reading 65%, grade F, #314 of 319 statewide, top 98%, 2,033 students, 79% FRL) — zoned schools average 81% FRL vs 26% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.6%/yr); 369 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,307 units permitted in Chesterfield County in 2024 (462 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 $9k of value loss. Plan a longer hold.
• Chesterfield County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $230,410 (23.2% 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 1970 — 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 B-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: 0.77% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (median comp): $324,891
• List price: $299,900
• Delta: -7.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5700 Baron Dr	0.00mi	3/1.5	1,269 (0%)	0mo	$300,000	$236	100
7600 Drexelbrook Rd	0.32mi	3/2.0	1,244 (-2%)	3mo	$314,950	$253	77
7405 Pennbrook Ct	0.40mi	3/1.5	1,356 (+7%)	0mo	$325,000	$240	70
5512 S Jessup Rd	0.60mi	3/2.0	1,248 (-2%)	1mo	$327,000	$262	66
7749 Drexelbrook Rd	0.30mi	3/2.0	1,350 (+6%)	9mo	$325,000	$241	66
7007 Fairpines Rd	0.34mi	3/2.0	1,344 (+6%)	12mo	$320,000	$238	62
6409 E Denny Ct	0.72mi	3/1.5	1,248 (-2%)	6mo	$280,000	$224	59
6812 Fairpines Rd	0.50mi	3/2.0	1,224 (-4%)	12mo	$331,000	$270	58
5200 Huntsville Ct	0.61mi	3/2.5	1,316 (+4%)	8mo	$294,950	$224	55
7617 Belmont Rd	0.23mi	3/1.5	1,431 (+13%)	17mo	$299,950	$210	54
6719 Brambleton Rd	0.57mi	3/2.0	1,200 (-5%)	12mo	$338,000	$282	52
7430 Barkbridge Rd	0.70mi	4/2.0 (+1)	1,296 (+2%)	14mo	$345,000	$266	45

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 · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-53,936
• Equity at exit: $44,716

10-year hold

• IRR: -11.5%
• Equity multiple: 0.32×
• Total profit: $-56,757
• Equity at exit: $25,930

Cash invested: $83,972 (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 23832

• Rents YoY: 2.6%
• Active inventory: 369
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-67

Break-even live

Break-even rent $2,389

Max offer price $287,999

Occupancy floor 98%

Sensitivity live

Price	-10% $102	-5% $18	+0% $-67	+5% $-152	+10% $-237
Rent	-10% $-249	-5% $-158	+0% $-67	+5% $24	+10% $115
Rate	-1.0pp $84	-0.5pp $9	base $-67	+0.5pp $-145	+1.0pp $-224

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5633 Obisque Dr Chesterfield, VA	3.0	2.5	1850	$2,362	$1.28	25d	1	0.15mi
7731 Drexelbrook Rd Chesterfield, VA	3.0	2.0	1300	$2,262	$1.74	5d	1	0.29mi
7506 Northford Ln Chesterfield, VA	4.0	2.5	1874	$2,695	$1.44	45d	1	0.35mi
5201 Hallmark Dr North Chesterfield, VA	3.0	2.5	1600	$1,550	$0.97	45d	1	0.88mi
6317 Phobus Dr North Chesterfield, VA	3.0	2.0	1008	$2,095	$2.08	5d	1	0.98mi
6139 Buntline Ln North Chesterfield, VA	3.0	2.5	1727	$2,400	$1.39	5d	1	1.39mi

Listing history 4 events

1. 2026-05-17
   status Pending 1664-char remark
2. 2026-05-13
   listed $299,900 Active 1664-char remark
3. 1984-12-14
   soldstatus $53,000
4. 1970-10-06
   soldstatus $19,650

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$180/yr (+$15/mo · 7.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 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: $27,649
• − Mortgage interest: −$16,799
• − Property taxes: −$2,279
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$8,724
• Taxable loss: −$6,077
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $650/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: Chesterfield County Public School District
• NCES district ID: 5100840
• Math proficiency: 52% ▼ -30.00%
• Reading proficiency: 64% ▼ -15.00%
• Median HH income: $72,821
• Composite: 51.56/100
• National rank: #1712
• State rank: #57 of 131 in VA

Livability — Meadowbrook

• Score: 73/100
• State rank: #161
• US rank: #5004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chesterfield County · 406,988 people
• City population: 46,284
• Metro: Richmond, VA
• Population (ZIP): 41,442
• Household income: $111,684
• Rent vs Own: 14.3% rent · 85.7% own
• Severe rent burden: 363.0

Population outlook (Chesterfield County) Hauer SSP2

• Today (2025): 377,190 people
• By 2030: 395,710 · +4.9%
• By 2040: 427,694 · +13.4%
• By 2050: 452,706 · +20.0%
• By 2075: 505,533 · +34.0%
• By 2100: 521,282 · +38.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 55% Black 25% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam, South Korea
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Chesterfield

• 2024 margin: Lean D (+9.0) · D 53.8% · R 44.8% · Other 1.4%
• 2008→2024 swing: +16.4pp toward D · 2008: -7.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+6.7 2016: R+2.2 2012: R+7.1 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.03%
• Current HPI: 267.8038
• Rent YoY: ▲ 2.58%
• 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

+1426.7% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $300,000 CVRMLS
• 2026-05-17 Pending — CVRMLS
• 2026-05-13 Listed $299,900 CVRMLS
• 1984-12-14 Sold (Public Records) $53,000 Public Records
• 1970-10-06 Sold (Public Records) $19,650 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,279 · +5.0% YoY. Source: county tax records.