13403 Bradenshire Ct · Midlothian, VA 23114

$350,000

4 bd · 2.5 ba · 2,450 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.57 ac lot Est $544k · 36% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +5.2/10.0
• Rent growth +4.6/5.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the quiet neighborhood of Queensmill, this cul-de-sac home is ready to be restored to its previous glory. Sitting on over half an acre, this home offers incredible privacy especially for being in such a well-established area. It needs a lot of TLC but with the right investment and touch it will be better than new.

Key facts

• Over half an acre
• Cul-de-sac home
• 0.57 acre lot

Tags

• CUL-DE-SAC HOME
• OVER HALF AN ACRE
• WELL-ESTABLISHED AREA

Property features AI

Exterior

• Parking: Attached garage; Driveway; Paved parking; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Resale property
• Construction: Built with frame construction and vinyl siding; Shingle roof
• Exterior features: Deck; Paved driveway

Interior

• Bedrooms: Multiple bedrooms located on the second floor (including Bedroom 2, Bedroom 3, Bedroom 4)
• Bathrooms: Two full bathrooms; One half bathroom; Second-floor full bath with tub and shower
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 8 total rooms; Dining room; Living room; Family room
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-32 ($-385/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (16.4% below list).
• Recommended offer: $293k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Midlothian — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Evergreen Elementary (math 60% / reading 64%, grade B, #480 of 1,108 statewide, top 46%, 811 students, 30% FRL); Tomahawk Creek Middle (math 61% / reading 66%, grade B+, #128 of 342 statewide, top 39%, 1,680 students, 15% FRL); Midlothian High (math 68% / reading 95%, grade A, #50 of 319 statewide, top 16%, 2,041 students, 14% FRL).
• Market conditions: Rents rising fast (+8.3%/yr); 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,307 units permitted in Chesterfield County in 2024 (462 in 5+ unit buildings).
• This rent runs 31% of the median local income ($113k/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 $2k of loan paydown is wiped out by about $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $183k; list at $350k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $292,557 (16.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $543,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13606 Paigewood Rd	0.20mi	4/2.5	2,400 (-2%)	1mo	$590,000	$246	86
1113 Royal Ridge Rd	0.54mi	4/2.5	2,448 (-0%)	1mo	$545,000	$223	74
1519 Kingscross Rd	0.08mi	5/2.5 (+1)	2,246 (-8%)	10mo	$523,000	$233	69
1600 Darrell Dr	0.05mi	5/3.0 (+1)	2,799 (+14%)	2mo	$573,000	$205	65
13203 Wesanne Ter	0.43mi	4/3.0	2,684 (+10%)	2mo	$595,000	$222	61
13505 Kingscross Ct	0.53mi	4/2.5	2,602 (+6%)	5mo	$559,900	$215	61
1006 Ashbrook Landing Rd	0.66mi	5/2.5 (+1)	2,428 (-1%)	3mo	$540,000	$222	60
1301 Wesanne Ln	0.53mi	4/2.5	2,310 (-6%)	6mo	$460,000	$199	60
12802 Worsham Green Pl	0.52mi	3/2.5 (-1)	2,268 (-7%)	4mo	$442,000	$195	56
1318 Miners Trail Rd	0.60mi	4/2.5	2,718 (+11%)	1mo	$620,000	$228	53
1406 Walton Bluff Ter	0.46mi	4/2.5	2,164 (-12%)	8mo	$475,000	$220	53
906 Ashbrook Landing Rd	0.69mi	3/2.5 (-1)	2,630 (+7%)	4mo	$575,000	$219	47

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-43,299
• Equity at exit: $52,186

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $30,025
• Equity at exit: $30,262

Cash invested: $98,000 (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 23114

• Rents YoY: 8.3%
• Active inventory: 216
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,926 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$362 /mo · $4,344/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-32

Break-even live

Break-even rent $2,966

Max offer price $344,333

Occupancy floor 96%

Sensitivity live

Price	-10% $166	-5% $67	+0% $-32	+5% $-131	+10% $-230
Rent	-10% $-263	-5% $-148	+0% $-32	+5% $83	+10% $199
Rate	-1.0pp $144	-0.5pp $57	base $-32	+0.5pp $-123	+1.0pp $-215

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14361 Revelry Blvd Midlothian, VA	3.0	3.5	2161	$2,700	$1.25	45d	1	0.77mi
12412 McAllen Ct Midlothian, VA	4.0	2.5	1778	$2,750	$1.55	45d	1	1.11mi
719 Biggin Pond Rd Midlothian, VA	4.0	2.5	2587	$3,000	$1.16	25d	1	1.13mi
12013 Amber Meadows Ln Midlothian, VA	4.0	2.5	2024	$2,500	$1.24	25d	1	1.21mi
637 Abbey Village Cir Midlothian, VA	4.0	3.5	1963	$2,680	$1.37	5d	1	1.25mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $350,000 Pending 3 DOM
2. 2026-06-09
   days on market $350,000 Active 2 DOM
3. 2026-06-08
   remarks 326-char remark
4. 2026-06-08
   listed $350,000 Active 1 DOM

ⓘ 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: $4,344 · $362/mo
• Projected year-2 tax: $4,344 · $362/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,107
• − Mortgage interest: −$19,605
• − Property taxes: −$4,344
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,809
• − Management: −$2,809
• − Depreciation: −$10,182
• Taxable loss: −$6,392
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $1,149/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 — Midlothian

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Midlothian, VA
• County: Chesterfield County · 406,988 people
• City population: 106,124
• Metro: Richmond, VA
• Population (ZIP): 21,631
• Household income: $112,738
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 408.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Asian 7% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 2% Italian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Chinese 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: ▼ -139.53%
• Current HPI: 254.5393
• Rent YoY: ▲ 8.31%
• 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

+175.6% since first listed

3 events — show timeline

• 2026-06-07 Listed $350,000 CVRMLS
• 2000-03-24 Sold (Public Records) $183,000 Public Records
• 1985-07-10 Sold (Public Records) $127,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,344 · +9.0% YoY. Source: county tax records.