2736 Royal Crest Dr is a 2011-built Craftsman/Transitional on 0.94 acres in Queen's Grant at Riverdowns โ a quality Robious Corridor subdivision with strong fundamentals. The property delivers excellent lot size (near the 1-acre mark), 3,883 SF with 5 bedrooms and 5.5 baths, a 3-car garage, and HardiPlank construction. The school stack (Bettie Weaver 7 โ Robious Middle 7 โ James River High 6) clears the v4.1 threshold with all schools โฅ6/10. However, the list price of $865K is aggressively positioned โ 18.6% above the $729,500 county assessment and sitting at the far edge of the ATTOM AVM's $884,378 midpoint estimate. The Price-to-RAAM ratio of $17,475/point is well above the Tier 1 benchmark of $8Kโ$10K/point, indicating the asking price does not align with the RAAM score. This is a strong house on a strong lot that's priced for the neighborhood premium rather than its individual fundamentals.
Key trade-off: Outstanding lot size and privacy vs. aggressive pricing and a sewer/septic data discrepancy that needs pre-offer verification. The RAAM score of 49.5/65 reflects genuine house quality dragged down significantly by poor price efficiency at the listed asking price.
| Attribute | Value | RAAM Relevance |
|---|---|---|
| Square Footage | 3,883 SF (finished above grade) | Strong for price point; competitive vs. Tier 1 benchmarks |
| Lot Size | 0.94 acres (40,859 SF per ATTOM) | โ Excellent โ near 1-acre threshold; 22/25 points |
| Beds / Baths | 5 BD / 5 Full + 1 Half | Strong configuration; 3rd-floor teen suite adds flexibility |
| Year Built | 2011 (15 years old) | Modern systems; approaching first major maintenance cycle |
| List Price | $865,000 | โ 18.6% above county assessment; weak price efficiency |
| $/SF | $223/SF | In range for Queens Grant but above comp median of ~$196โ$212 |
| School Stack | Bettie Weaver (7) โ Robious Mid (7) โ James River HS (6) | โ All โฅ6/10 โ threshold PASS |
| Commute to RIC | ~28 min (off-peak via I-64/I-295) | 25โ35 min band = 2/6 pts |
| Walk Score | ~8 (Car-Dependent) | Confirms Suburban Track โ standard for Robious Corridor |
| County Assessment (2025) | $729,500 | List price is $135,500 above assessment |
| ATTOM AVM | $884,378 (90% confidence) | List price slightly below AVM midpoint |
| HOA | $700/year (Riverdowns HOA) | Minimal; common areas only |
| Flood Zone | Zone X โ Minimal Flood Hazard | โ PASS |
| Garage | 3-car attached, rear-facing | Oversized; premium configuration |
| Style | Craftsman / Transitional | Quality designed subdivision character |
| Hard Filter | Status | Detail |
|---|---|---|
| Tier A Values Exclusion | โ PASS | Chesterfield County โ exemplary. 1 book removal (JLARC). Stable governance under Dr. Murray. |
| Tier B Situational Hold | โ PASS | Not in Moseley area. Robious Corridor is fully approved. |
| School Threshold (all โฅ6/10) | โ PASS | BWE 7 + Robious 7 + James River 6 โ all clear |
| Budget Ceiling (โค$1.2M) | โ PASS | $865K list is within ceiling |
| Structural Repair (<$75K) | โ PASS | 2011 build; no evident structural issues; cosmetic updates only |
| FEMA Flood Zone | โ PASS | Zone X โ minimal hazard. Panel 51041C0020E (2024-05-08) |
| Lot Size โฅ0.25 acres | โ PASS | 0.94 acres โ well above threshold |
Property qualifies for full RAAM scoring under the Suburban Track.
| Level | School | GreatSchools Rating | Key Data |
|---|---|---|---|
| Elementary (Kโ5) | Bettie Weaver Elementary | 7 / 10 | Top 5% in VA; 91% math proficiency, 91% reading; Niche A-; ranked #3 in CCPS elementary |
| Middle (6โ8) | Robious Middle School | 7 / 10 | 4-star SchoolDigger; B+ Niche; 73% math/reading proficiency; above average vs. state |
| High (9โ12) | James River High School | 6 / 10 | A- Niche; 92% graduation rate; 1200 avg SAT; Leadership specialty center; National Blue Ribbon school |
James River's 6/10 GreatSchools rating is the threshold minimum. Parent reviews consistently describe it as better than the number suggests โ the rating is suppressed by a diverse student body (the school includes ESL populations) which affects aggregate test scores. It holds National Blue Ribbon designation and has the Leadership specialty center. The 92% graduation rate and 1200 SAT average indicate a school performing well above what a 6/10 surface rating implies. For v4.1 purposes, it clears the binary filter.
| Component | Weight | Score | Weighted | Rationale |
|---|---|---|---|---|
| Lot Size & Privacy | 25 pts | 22/25 | 22.0 | 0.94 acres โ just under the 1.0-acre full-credit mark. Lot 32 per subdivision plat sits on the interior of Royal Crest Drive with RPA/conservation buffer to rear. Mature trees (30' preservation strip per plat). No adjacent commercial or road noise. Invisible fencing noted. Strong privacy with wooded setback. Deducted 3 points only for being fractionally under 1 acre and master-planned lot uniformity. |
| Condition & Systems | 12 pts | 9/12 | 9.0 | 2011 build (15 years) โ approaching first major system cycle. Heat pump HVAC (zoned) is appropriate for VA climate. HardiPlank + frame construction is durable. Granite counters, hardwood floors, gas fireplace. Kitchen appears original (2011 vintage โ pre-current trends). Composition shingle roof (~15 years, approaching replacement window). No evidence of distress, but listing description mentions "custom" features that suggest original owner finishes rather than recent updates. Septic vs. sewer discrepancy must be resolved. Deducted for age-related systems approaching replacement and kitchen dated-ness. |
| Price Efficiency | 12 pts | 4/12 | 4.0 | List $865K vs. county assessment $729,500 = 18.6% premium. ATTOM AVM $884,378 suggests list is near automated fair market. But $/SF of $223 exceeds nearby comp median of $183โ$212/SF. Price-to-RAAM ratio of $17,475/pt is well above Tier 1 ($8โ10K/pt) and Tier 2 ($9โ11K/pt) benchmarks. Day 1 listing โ no negotiation leverage yet. Aggressive pricing for the individual property's fundamentals, even if neighborhood supports the ask. 4/12 reflects the current ask; improves significantly at negotiated price. |
| Architectural Character | 7 pts | 4/7 | 4.0 | Craftsman/Transitional style with quality execution โ wainscoting, crown molding, transoms, built-ins, river stone shower. Not cookie-cutter but is a designed master-planned community (Queen's Grant Section 5, platted 2006, built out ~2008โ2014). Proffered conditions require 3,000 SF minimum and brick/stone/drivit foundations. Quality builder spec but lacks the organic character of a Salisbury-type neighborhood. Scored as "Quality Designed" per v4.1 scale. |
| Commute to RIC | 6 pts | 2/6 | 2.0 | Estimated 28 minutes off-peak via Robious Rd โ I-64 โ Airport Dr, or via Rt 288 โ I-64. The Robious Corridor location near the Powhatan line puts this on the longer end of the commute range. 25โ35 min band = 2/6 points. |
| Neighborhood Stability | 3 pts | 2.5/3 | 2.5 | Riverdowns community (~450 homes across Lenox Forest, Queen's Grant, King's Farm) is well-established. HOA at $700/year is minimal. Adjacent to Robious Landing Park and James River. Median home values trending upward. Chesterfield governance is stable. Slight deduction for high-growth area potential boundary shifts (not currently flagged but Robious Corridor is absorbing development). |
| School Quality | 0 pts | PASS | 0.0 | Binary threshold only. All schools โฅ6/10 โ requirement satisfied. No points awarded per v4.1. |
| TOTAL | 65 pts | 49.5 / 65 | 76.2% of maximum โ Tier 2 (Strong) |
RAAM v4.1 Suburban Track Score Calculation ========================================== Lot Size & Privacy: 22.0 / 25 (0.94 ac, conservation buffer, mature trees) Condition & Systems: 9.0 / 12 (2011 build, heat pump, HardiPlank, aging roof) Price Efficiency: 4.0 / 12 ($865K list, 18.6% over assessment, $223/SF) Architectural Character: 4.0 / 7 (Craftsman/Transitional, quality designed sub) Commute to RIC: 2.0 / 6 (~28 min off-peak) Neighborhood Stability: 2.5 / 3 (stable, well-established community) School Quality: PASS / 0 (7/7/6 โ binary threshold met) โโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโโ TOTAL: 49.5 / 65 (76.2%) Price-to-RAAM Ratio: $865,000 รท 49.5 = $17,475/point Tier 1 Benchmark: $8,000โ$10,000/point Tier 2 Benchmark: $9,000โ$11,000/point Assessment: ABOVE BENCHMARK โ Price negotiation required At $775K negotiated: $775,000 รท 49.5 = $15,657/pt (improved but still elevated) At $730K negotiated: $730,000 รท 49.5 = $14,747/pt (approaching reasonable)
| Source | Value | ฮ from List | Notes |
|---|---|---|---|
| Zillow List Price | $865,000 | โ | Day 1 listing (04/28/2026) |
| Chesterfield Assessment (2025) | $729,500 | -15.7% | Land $225K + Improvements $504.5K. Down 2.39% from 2024. |
| Zillow Tax Assessed (per listing) | $791,500 | -8.5% | Likely reflects 2026 reassessment cycle |
| ATTOM AVM (Dec 2025) | $884,378 | +2.2% | 90% confidence; range $795,940โ$972,815 |
| ATTOM Rental AVM | $5,091/mo | โ | Range $4,252โ$6,540 |
| Date | Event | Price | Buyer/Seller |
|---|---|---|---|
| 04/28/2026 | Listed for sale | $865,000 | Owner: William & Lidsey Stork |
| 03/05/2019 | Sold | $550,000 | Stork โ Margioukla |
| 03/04/2011 | Original sale | $502,950 | Margioukla โ WV McClure Inc (builder) |
| 06/28/2010 | Lot sale to builder | $260,000 | WV McClure โ RE1 LLC |
| 04/02/2008 | Lot acquisition | $839,900 | Builder Resource โ River Downs LC |
Current owners purchased in March 2019 for $550,000. Listing at $865,000 represents a 57.3% gain over 7 years โ roughly 6.7% annualized appreciation. This is aggressive but not unreasonable given the post-COVID Richmond market. However, the $550K purchase price in 2019 was already below the $573,600 assessment at the time, suggesting the Stork purchase was at a relative discount. The $865K ask attempts to capture both organic appreciation and the 2021โ2023 Richmond boom premium.
Hold period: 03/2019 to 04/2026 = 85 months (7 years, 1 month).
| Address | Dist. | SF | Sale Date | Price | $/SF |
|---|---|---|---|---|---|
| 14337 Riverdowns South Dr | 0.11 mi | 4,754 | 07/2025 | $940,000 | $198 |
| 2940 Queenswood Rd | 0.29 mi | 4,720 | 08/2025 | $1,000,000 | $212 |
| 13951 Whitechapel Rd | 0.31 mi | 4,160 | 10/2025 | $720,000 | $173 |
| 14402 Crossings Way Ter | 0.34 mi | 3,413 | 05/2025 | $625,000 | $183 |
| 3001 Winterfield Rd | 0.39 mi | 3,680 | 05/2025 | $720,000 | $196 |
| 3510 Crossings Way | 0.44 mi | 3,283 | 06/2025 | $771,050 | $235 |
The closest comp by size is 14402 Crossings Way Ter (3,413 SF at $625K = $183/SF) and 3001 Winterfield Rd (3,680 SF at $720K = $196/SF). The subject at 3,883 SF listed at $223/SF is pricing at a premium to most nearby sales. The two comps above $900K (Riverdowns South Dr and Queenswood Rd) are significantly larger homes (4,700+ SF). Applying the comp-derived $/SF range of $183โ$212 to 3,883 SF yields a value range of $710Kโ$823K. The $865K list sits above this range.
| System | Status | Estimated Remaining Life | Risk |
|---|---|---|---|
| HVAC (Heat Pump, Zoned) | Original 2011 | 5โ10 years | โ Approaching replacement (15 yr age) |
| Roof (Composition Shingle) | Original 2011 | 5โ15 years | โ Standard 20โ30yr shingle; inspect condition |
| Water Heater | Unknown โ verify age | TBD | โ If original, due for replacement |
| Foundation (Masonry) | Crawl space per ATTOM | N/A | โ Standard; inspect for moisture |
| Exterior (HardiPlank Type) | Good โ durable material | 25+ years remaining | โ Low maintenance |
| Kitchen | Original 2011 โ functional | N/A | โ Dated finishes; budget $25โ40K for modern update |
| Flooring (Hardwood/Ceramic/Carpet) | Good per listing | N/A | โ Hardwood on main; some carpet to replace |
| Fireplace (Gas Insert) | Functional | N/A | โ |
| Garage (3-car attached) | Oversized (689 SF) | N/A | โ Premium feature; rear-facing |
HVAC replacement (zoned system): $15,000โ$25,000. Roof (if near end of life): $15,000โ$25,000. Kitchen update (if desired): $25,000โ$40,000. Water heater: $2,000โ$4,000. Carpet replacement (2nd/3rd floors): $5,000โ$8,000. Total potential 5-year capital budget: $40,000โ$75,000. This is within the v4.1 exclusion threshold but should factor into offer pricing.
Community Character: Quality Designed / Master-Planned. Queen's Grant Section 5 was platted November 2006 by Balzer and Associates, with 36 lots across 53.8 total acres (including roads and open space). Average lot size exceeds 1 acre per C.B.P.A. calculations. Proffered conditions mandate 3,000 SF minimums for multi-story homes and brick/stone/drivit foundation coverings. The subdivision includes 30' tree preservation strips, conservation areas, and Resource Protection Area (RPA) buffers along Roberts Branch.
Larger community: Riverdowns encompasses ~450 homes across Lenox Forest, Queen's Grant, and King's Farm. Adjacent to Robious Landing Park and the James River. The Robious Rd corridor location provides easy access to Rt 288 and I-64.
Demographics (Royal Crest Dr area): 83.5% White, 6.8% Black, 5.3% Asian, 3.2% Hispanic. Median household income ~$148K. 61% hold bachelor's degree or higher. Established professional community.
| Factor | Assessment |
|---|---|
| Costs | $700/year โ minimal. Common areas only. No pool, clubhouse, or major amenity overhead. |
| Reserves | Unknown โ request reserve study. Low annual dues suggest minimal common infrastructure to maintain. |
| Covenants | Proffered conditions (county-level) include SF minimums and exterior material requirements. Standard CC&Rs per Deed Book 3932, Page 558. No evident lifestyle restrictions beyond standard residential use. |
| Governance | Riverdowns HOA โ community website active. No evidence of governance disputes or special assessments. |
When to deploy: Multiple offers emerge; seller signals firm pricing; sewer status confirmed as public.
Terms: 5% earnest money. Standard contingencies (inspection, appraisal, financing). 30-day close. Seller-paid closing assistance $5K. Escalation clause to $840K if competing offers present.
Leverage: Property has been listed at the high end of AVM range. The ATTOM AVM midpoint of $884K supports a price in this range. Frame as strong but disciplined offer.
Risk: Still paying above assessment. Price-to-RAAM ratio remains elevated at $16,363โ$16,970/pt.
When to deploy: 14โ30 days on market with no price reduction; sewer status confirmed; inspection reveals aging systems requiring capital investment.
Terms: 3% earnest money. Standard contingencies. 45-day close. Offer letter citing ATTOM comp analysis showing $183โ$212/SF range and 15-year maintenance cycle.
Leverage: Comp-derived value range of $710โ$823K supports this tier. County assessment of $729,500 anchors the floor. Buyers in this range can demonstrate lender appraisals will challenge the $865K ask.
Target rationale: $780K = $201/SF and $15,757/RAAM pt โ still elevated but materially improved.
When to deploy: 45+ days on market with price reduction history; if septic (not sewer) is confirmed; if inspection reveals $50K+ in deferred maintenance; if appraisal gap emerges for other buyers.
Terms: 2% earnest money. All standard contingencies. Seller concession of $10K for closing costs. Include inspection addendum specifying sewer verification and HVAC/roof inspection.
Leverage: County assessment of $729,500, 2019 purchase price of $550K, and comp-derived floor of ~$710K. If on septic, the 2025 HB 2671 law creates additional compliance burden and potential bedroom count limitation (MLS must match VDH permit). Septic status would reduce buyer pool and justify significant pricing adjustment.
Target rationale: $730K = $188/SF and $14,747/RAAM pt โ approaching reasonable value.
| Item | Priority | Method |
|---|---|---|
| Sewer vs. Septic verification | CRITICAL | Email SWAvailability@chesterfield.gov with GPIN 723-72-16-40-500-000 |
| HVAC age & condition | HIGH | Inspection; request service records from seller |
| Roof condition & remaining life | HIGH | Professional roof inspection |
| Crawl space moisture / encapsulation | HIGH | Home inspection; VA clay soil creates moisture risk |
| Termite inspection | STANDARD | Virginia requirement |
| Radon test | STANDARD | Crawl space configuration warrants testing |
| HOA reserve study | STANDARD | Request from Riverdowns HOA |
| Flood zone verification (plat shows nearby 100-yr zone) | STANDARD | Lot 32 is in Zone X, but adjacent lots have 100-yr flood plain per plat |
Lot size: 0.94 acres is exceptional for the price tier โ close to 1-acre full-credit mark. Conservation buffer and RPA provide permanent privacy protection on rear boundary.
House size: 3,883 SF with 5 bedrooms and 5.5 baths provides abundant space. 3rd-floor teen suite with full bath adds multi-generational flexibility.
Construction quality: HardiPlank exterior, hardwood floors, built-ins, wainscoting, crown molding. Proffered 3,000 SF minimum ensures quality neighbors.
Garage: 3-car attached, rear-facing, oversized (689 SF) โ premium configuration.
School threshold met: 7/7/6 stack clears the โฅ6/10 binary filter.
FEMA Zone X: Minimal flood risk.
Low HOA: $700/year with no pool/clubhouse overhead.
Aggressive pricing: $865K is 18.6% above $729,500 assessment and $223/SF exceeds comp-derived range. Price-to-RAAM of $17,475/pt is significantly above benchmarks.
Sewer/septic conflict: ATTOM says septic; listing says public sewer; plat says county system. Must be resolved before offer. If septic, HB 2671 compliance and bedroom count limitations apply.
15-year systems age: HVAC, roof, and water heater approaching first major replacement cycle. Budget $40Kโ$75K over 5 years.
RIC commute: ~28 min off-peak is in the 25โ35 min penalty band. Not disqualifying but not competitive vs. Henrico properties at 15โ20 min.
Master-planned character: Quality designed but not organic/authentic. Uniform lot sizes, similar build dates (2008โ2014), and HOA covenants reduce the Salisbury-type character premium.
Kitchen vintage: 2011 kitchen finishes (maple island, granite) are functional but dated vs. current buyer expectations. Update budget of $25โ40K should factor into total cost.
| Benchmark | Typical Price | Typical SF | Typical Lot | $/SF | vs. Subject |
|---|---|---|---|---|---|
| Established Midlothian Tier 1 (Salisbury) | $650โ$850K | 2,800โ4,000 | 0.5โ1.5 ac | $180โ$220 | Subject priced at high end; lot competitive; house size competitive; character lower |
| Western Henrico Tier 1 (Gayton) | $600โ$800K | 2,500โ3,800 | 0.2โ0.5 ac | $200โ$260 | Subject has 2โ4ร the lot size; comparable SF; worse commute but better privacy |
| Robious Corridor Tier 1 | $625โ$950K | 3,200โ4,800 | 0.5โ1.2 ac | $183โ$235 | Subject is mid-range for corridor; priced near top of comparable sales |
| Hanover Atlee Tier 1 | $500โ$700K | 2,800โ3,600 | 0.25โ0.75 ac | $170โ$210 | Now approved under v4.1 โ offers better price efficiency but less lot size |
| New Kent / Eastern Henrico Tier 2 | $400โ$600K | 2,200โ3,200 | 0.5โ2.0 ac | $150โ$200 | Significantly cheaper; school threshold may be marginal; boundary shift risk |