1441 Stansbury Ave · Richmond, VA 23225

$175,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 6 Days on market

Built 1956 0.28 ac lot Est $224k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home needs some updating. Roof is approximately 10 years old. HVAC is about 3 years old. Has Vinyl Thermal Windows. Water Heater is about 7 years old. House being sold in "As Is" Condition.

Key facts

• 0.28 acre lot
• Built 1956
• Listed 6 days

Tags

• VINYL THERMAL WINDOWS
• HVAC ABOUT 3 YEARS OLD
• WATER HEATER ABOUT 7 YEARS OLD

Property features AI

Exterior

• Parking: Oversized parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; R-3 zoning
• Construction: Frame and mixed construction with vinyl siding; Composition roof; Slab foundation; Built as actual year (year built details: Actual)
• Exterior features: Chain link fenced yard; Fenced

Interior

• Kitchen: Electric cooking
• Bedrooms: Two bedrooms on the first floor
• Flooring: Concrete; Vinyl
• Bathrooms: One full bathroom with tub and shower on the first floor
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Thermal windows; Insulated doors; Concrete and vinyl flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $50 ($603/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 $146k (16.3% below list).
• Recommended offer: $146k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Richmond — 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 84/100 on livability (#33 in VA, #793 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D-.
• Richmond City Public School District (urban): math 32% / reading 47% proficiency, ranked #123 of 131 in VA (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: G.H. Reid Elementary (math 12% / reading 17%, grade F, #1,104 of 1,108 statewide, top 100%, 637 students, 99% FRL); River City Middle (math 14% / reading 31%, grade F, #337 of 342 statewide, top 99%, 1,180 students, 98% FRL); Huguenot High (math 37% / reading 57%, grade D-, #305 of 319 statewide, top 97%, 1,551 students, 88% FRL) — zoned schools average 95% FRL vs 74% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 167 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,540 units permitted in Richmond city in 2024 (2,077 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 $5k of value loss. Plan a longer hold.
• Richmond County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $175k implies a 1723% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $146,445 (16.3% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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: 0.84% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $223,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1406 Bramwell Rd	0.15mi	3/1.0 (+1)	864 (0%)	0mo	$185,000	$214	88
1401 Bramwell Rd	0.14mi	2/1.5	892 (+3%)	2mo	$237,200	$266	85
6001 Worthington Rd	0.22mi	3/1.0 (+1)	884 (+2%)	12mo	$251,000	$284	71
6118 Coniston Ave	0.21mi	3/1.0 (+1)	864 (0%)	21mo	$265,000	$307	67
1655 Tennyson Ave	0.23mi	2/1.0	900 (+4%)	23mo	$235,000	$261	63
5946 Swanson Rd	0.35mi	3/1.0 (+1)	925 (+7%)	10mo	$240,000	$259	59
5912 Sawston Rd	0.27mi	3/1.5 (+1)	960 (+11%)	12mo	$209,950	$219	52
1037 Barlen Dr	0.41mi	3/1.0 (+1)	984 (+14%)	12mo	$224,000	$228	43
6358 Elkhardt Ln	0.66mi	2/2.0	834 (-4%)	22mo	$120,000	$144	41
943 Barlen Dr	0.57mi	3/1.0 (+1)	984 (+14%)	6mo	$229,000	$233	41

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-28,608
• Equity at exit: $26,093

10-year hold

• IRR: -13.3%
• Equity multiple: 0.30×
• Total profit: $-34,304
• Equity at exit: $15,131

Cash invested: $49,000 (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 23225

• Rents YoY: 0.6%
• Active inventory: 167
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$918
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $50

Break-even live

Break-even rent $1,401

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $100	+0% $50	+5% $1	+10% $-49
Rent	-10% $-65	-5% $-8	+0% $50	+5% $108	+10% $166
Rate	-1.0pp $138	-0.5pp $95	base $50	+0.5pp $5	+1.0pp $-41

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Barlen Dr Richmond, VA	3.0	1.0	935	$1,700	$1.82	45d	1	0.43mi
6540 Greenbank Rd Richmond, VA	1.0–3.0	1.0–1.5	887	$1,390	$1.57	3d	59	0.53mi
6428 Elkhardt Rd Unit D Richmond, VA	1.0	1.0	610	$940	$1.54	45d	1	0.55mi
2336 Sara Ln Richmond, VA	3.0	1.0	1120	$1,695	$1.51	45d	1	0.58mi
6434 Elkhardt Rd Unit P Richmond, VA	1.0	1.0	610	$940	$1.54	45d	1	0.59mi
6434 Elkhardt Rd Unit K Richmond, VA	1.0	1.0	610	$940	$1.54	25d	1	0.60mi
1501 Ivymount Rd Richmond, VA	3.0	1.5	1084	$1,750	$1.61	45d	1	0.60mi
5616 Kendall Rd Richmond, VA	3.0	1.0	1054	$1,575	$1.49	23d	1	0.91mi
6925 Starview Ct Richmond, VA	1.0–2.0	1.5	953	$1,642	$1.72	4d	4	0.98mi
1200 Southwood Pkwy Richmond, VA	1.0–2.0	1.0–2.0	916	$1,605	$1.75	45d	11	1.23mi
311 Karl Linn Dr North Chesterfield, VA	1.0–3.0	1.0–3.0	1271	$2,616	$2.06	3d	21	1.35mi
4904 Warwick Rd Unit 4705 Richmond, VA	2.0	1.5	900	$1,400	$1.56	45d	1	1.36mi
3124 Snead Ct Richmond, VA	2.0	1.5	1000	$1,349	$1.35	25d	3	1.43mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $175,000 Pending 6 DOM
2. 2026-06-01
   days on market $175,000 Active 5 DOM
3. 2026-05-31
   days on market $175,000 Active 4 DOM
4. 2026-05-25
   listed $175,000 Active
5. 1964-07-20
   soldstatus $9,600

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$43/yr (+$4/mo · 3.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,573
• − Mortgage interest: −$9,803
• − Property taxes: −$1,392
• − Insurance: −$875
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,091
• Taxable loss: −$2,399
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $1,179/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: Richmond City Public School District
• NCES district ID: 5103240
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 47% ▼ -9.00%
• Median HH income: $40,276
• Composite: 33.09/100
• National rank: #5564
• State rank: #123 of 131 in VA

Livability — Richmond

• Score: 84/100
• State rank: #33
• US rank: #793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, VA
• County: Richmond City · 178,280 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 42,771
• Household income: $62,949
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 2516.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 262,263 people
• By 2030: 284,503 · +8.5%
• By 2040: 327,353 · +24.8%
• By 2050: 367,946 · +40.3%
• By 2075: 449,560 · +71.4%
• By 2100: 500,301 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 42% White 38% Hispanic / Latino 14% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+66.3) · D 82.0% · R 15.8% · Other 2.2%
• 2008→2024 swing: +7.2pp toward D · 2008: 59.1pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+68.0 2016: D+63.8 2012: D+55.7 2008: D+59.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -392.89%
• Current HPI: 339.408
• Rent YoY: ▲ 0.63%
• 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

+1722.9% since first listed

2 events — show timeline

• 2026-05-25 Listed $175,000 CVRMLS
• 1964-07-20 Sold (Public Records) $9,600 Public Records

Property tax history

+11.3%/yr

Latest (2022): $1,392 · +70.6% YoY. Source: county tax records.