2500 Ford Ave · Richmond, VA 23223

$134,900

3 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.28 ac lot Est $227k · 40% under

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Why this score? — see what drove the B+ 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * SELLER FINANCING AVAILABLE * * WHAT A DEAL!! Welcome to this charming handyman special. Offering (1,007) square feet with 3 spacious bedrooms, 1 full bath, shed, and a fenced in yard. This property is being sold as-is, presenting a unique opportunity for customization. Although this is not an REO property, it does need extensive repairs, and some TLC. This is a perfect opportunity to remodel to your taste and make it the perfect home for you to move into. For investors, this home will make a great investment property and should cash flow very well while building wealth or rehab for a quick profit. List price is based on needed repairs. Similar updated houses in the area sell for $235

Key facts

• 0.28 acre lot
• Built 1956
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; 1,007 above-grade finished area
• Construction: Brick and frame construction; Shingle roof
• Exterior features: Lot in R-5 zoning

Interior

• Bathrooms: 1 full bathroom (first level) with tub and shower
• Interior features: Total of 6 rooms; Full bathroom with tub and shower

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.5% vs local median 3.3% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,540 units permitted in Richmond city in 2024 (2,077 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 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 $10k; list at $135k implies a 1277% 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 $134,900

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: 1.25% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $226,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Ford Ave	0.00mi	3/1.0	1,007 (0%)	1mo	$134,900	$134	99
2408 Ford Ave	0.04mi	3/1.0	1,007 (0%)	3mo	$165,000	$164	95
1905 Redwood Ave	0.19mi	3/1.0	1,007 (0%)	1mo	$180,500	$179	90
2002 Conrad St	0.23mi	3/2.0	1,007 (0%)	2mo	$260,000	$258	84
1711 Rogers St	0.22mi	2/1.0 (-1)	1,044 (+4%)	3mo	$235,000	$225	76
1906 Maddox St	0.28mi	2/1.0 (-1)	912 (-9%)	2mo	$198,500	$218	64
1804 N 25th St	0.63mi	3/2.0	988 (-2%)	2mo	$298,000	$302	62
1429 Rogers St	0.28mi	2/1.0 (-1)	893 (-11%)	3mo	$179,000	$200	60
2100 Wood St	0.29mi	3/1.0	862 (-14%)	6mo	$203,000	$235	58
1602 N 24th St	0.58mi	3/1.0	898 (-11%)	3mo	$157,000	$175	53
2214 Beau Ln	0.72mi	3/2.0	1,066 (+6%)	2mo	$295,000	$277	52
1801 N 19th St	0.31mi	2/1.5 (-1)	870 (-14%)	7mo	$224,500	$258	50

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 · 6.38% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $14,486
• Equity at exit: $20,114

10-year hold

• IRR: 21.1%
• Equity multiple: 3.06×
• Total profit: $77,836
• Equity at exit: $11,664

Cash invested: $37,772 (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 23223

• Rents YoY: 6.4%
• Active inventory: 337
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$707
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $478

Break-even live

Break-even rent $1,084

Max offer price $134,900

Occupancy floor 67%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 Sussex St Richmond, VA	4.0	2.0	1197	$2,500	$2.09	44d	1	0.15mi
2106 Wood St Richmond, VA	3.0	1.0	862	$1,814	$2.10	20d	1	0.27mi
2423 Whitcomb St Richmond, VA	3.0	1.0	1000	$1,100	$1.10	24d	1	0.30mi
2021 Fairfield Ave Richmond, VA	2.0	1.0	785	$1,195	$1.52	15d	1	0.35mi
1901 Whitcomb St Richmond, VA	2.0	1.0	750	$1,200	$1.60	24d	1	0.39mi
1617 N 21st St Richmond, VA	3.0	1.0	1157	$1,825	$1.58	4d	1	0.41mi
2106 Newbourne St Richmond, VA	3.0	2.0	1172	$1,875	$1.60	44d	1	0.44mi
2100 Phaup St Richmond, VA	2.0	1.0	800	$995	$1.24	24d	1	0.49mi
2016 Fairmount Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,007	$1.01	44d	1	0.51mi
2016 Fairmount Ave Apt 2 Richmond, VA	2.0	1.0	1000	$1,007	$1.01	15d	1	0.51mi
2108 Phaup St Unit D Richmond, VA	2.0	1.0	700	$995	$1.42	24d	1	0.51mi
2153 Cool Ln Richmond, VA	2.0	1.0	1148	$1,080	$0.94	44d	1	0.56mi
1108 N 21st St Unit B Richmond, VA	2.0	2.0	1000	$1,799	$1.80	3d	1	0.60mi
1004 1/2 N 21st St Unit A Richmond, VA	3.0	2.0	1248	$2,195	$1.76	17d	1	0.66mi
2200 Carrington St Unit 300 Richmond, VA	2.0	2.0	880	$1,435	$1.63	44d	1	0.73mi
2200 Carrington St Unit 301 Richmond, VA	2.0	2.0	890	$1,435	$1.61	16d	1	0.73mi
2706 Selden St Richmond, VA	3.0	1.0	862	$1,895	$2.20	44d	1	0.89mi
1906 N 29th St Richmond, VA	2.0	1.0	704	$1,000	$1.42	4d	1	0.89mi
1603 N 29th St Richmond, VA	3.0	1.0	950	$1,600	$1.68	4d	1	0.91mi
2003 Cedar St Richmond, VA	3.0	2.0	1420	$2,200	$1.55	44d	1	0.92mi
2906 Nine Mile Rd Richmond, VA	2.0	1.0	885	$1,845	$2.08	24d	1	0.92mi
500 N 18th St Richmond, VA	1.0–2.0	1.0–2.0	737	$1,837	$2.49	2d	11	0.93mi
1801 Monteiro Ave Unit 1 Richmond, VA	2.0	2.0	1500	$1,550	$1.03	4d	1	0.97mi
517 N 21st St Unit 517B Richmond, VA	2.0	1.0	1447	$1,884	$1.30	17d	1	0.99mi
901 N 27th St Apt 1 Richmond, VA	4.0	1.0	1240	$2,000	$1.61	17d	1	1.01mi
207 Welford St Richmond, VA	3.0	1.5	1348	$1,850	$1.37	24d	1	1.01mi
803 N 26th St Unit A Richmond, VA	2.0	2.0	1188	$1,849	$1.56	44d	1	1.01mi
2914 R St Richmond, VA	2.0	1.0	1250	$1,500	$1.20	24d	1	1.03mi
200 Minor St Unit A Richmond, VA	3.0	1.0	1100	$1,295	$1.18	24d	1	1.06mi
1820 E Broad St Richmond, VA	1.0–2.0	1.0–2.0	665	$2,476	$3.72	21d	15	1.08mi
1903 E Marshall St Richmond, VA	3.0	1.0–2.0	723	$1,799	$2.49	2d	57	1.08mi
306 St Claire Ln Richmond, VA	3.0	1.0	1017	$1,595	$1.57	3d	1	1.10mi
2852 Fairfield Ave Richmond, VA	2.0–3.0	1.0	870	$1,350	$1.55	4d	1	1.11mi
2000 Lamb Ave Apt C Richmond, VA	2.0	1.0	750	$1,295	$1.73	44d	1	1.11mi
15 N 18th St Richmond, VA	2.0	2.0	852	$1,438	$1.69	15d	2	1.15mi
2001 E Broad St Richmond, VA	1.0–2.0	1.0–2.0	835	$1,790	$2.14	2d	4	1.17mi
3102 P St Unit B Richmond, VA	2.0	2.5	1313	$1,995	$1.52	4d	1	1.18mi
1910 North Ave Richmond, VA	3.0	1.0	1010	$1,595	$1.58	10d	1	1.20mi
113 E Leigh St Richmond, VA	3.0	2.0	1206	$2,099	$1.74	44d	1	1.22mi
1806 E Franklin St Richmond, VA	1.0–2.0	1.0–2.0	703	$2,005	$2.85	2d	12	1.25mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-14
   listed $134,900 Active
3. 2015-07-25
   historical
4. 2015-06-24
   price $55,000
5. 2015-05-16
   listed $62,000 Active
6. 1957-05-07
   soldstatus $9,800

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 1/10 Low
• 🌡 Heat 8/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,269
• − Mortgage interest: −$7,556
• − Property taxes: −$1,116
• − Insurance: −$674
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$3,924
• Taxable income: $3,755
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,832/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: Henrico County · 334,490 people
• City population: 287,109
• Metro: Richmond, VA
• Population (ZIP): 54,659
• Household income: $55,731
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3530.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 19% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -257.81%
• Current HPI: 324.0589
• Rent YoY: ▲ 6.38%
• 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

+1276.5% since first listed

6 events — show timeline

• 2026-05-21 Pending — CVRMLS
• 2026-05-14 Listed $134,900 CVRMLS
• 2015-07-25 Listing Removed — CVRMLS
• 2015-06-24 Price Changed $55,000 CVRMLS
• 2015-05-16 Listed $62,000 CVRMLS
• 1957-05-07 Sold (Public Records) $9,800 Public Records

Property tax history

+1.5%/yr

Latest (2022): $1,116 · +38.8% YoY. Source: county tax records.