107 Sunset Ct · Lake of the Woods, VA 22508

$339,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 11 Days on market

Built 1977 0.39 ac lot $272/sqft · at area comps Est $355k · at est. $136/mo HOA · 5% of rent

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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 +12.2/30.0
• ARV discount +9.5/15.0
• Schools +4.8/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET! 107 Sunset Ct, Locust Grove, is a beautifully renovated ranch-style home in the desirable Lake of the Woods community, perfectly situated within walking distance of the beach. This move-in-ready gem offers 1,248 square feet of living space on a single level, featuring 3 spacious bedrooms and 2 fully updated bathrooms. The interior has been completely transformed with a fresh, neutral color palette and brand-new, grey-toned luxury vinyl plank flooring that flows throughout the home. The heart of the home is a spacious living area centered around a classic white brick wood-burning fireplace framed by custom built-in shelving, providing a perfect blend of style and comfort.

Key facts

• 0.39 acre lot
• Community pool
• Built 1977

Property features AI

Finance

• Other: Located in the Lake of the Woods subdivision; Zoning: R3
• HOA & community: Homeowners association with a $136 monthly fee

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Water-access residential subtype; Single-story
• Construction: Block and wood siding construction; Composition roof
• Exterior features: Tennis courts on the property; Screened porch/patio; Outdoor pool; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Ceiling fans for cooling
• Interior features: Walk-in closets; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-67 ($-804/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (20.6% below list).
• Recommended offer: $270k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Lake of the Woods — 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 65/100 on livability (#341 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, amenities F, commute F.
• Orange County Public School District (rural): math 47% / reading 64% proficiency, ranked #71 of 131 in VA (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Locust Grove Elementary (math 51% / reading 64%, grade C+, #588 of 1,108 statewide, top 54%, 520 students, 70% FRL); Locust Grove Middle (math 42% / reading 66%, grade B-, #205 of 342 statewide, top 61%, 693 students, 69% FRL); Orange County High (math 61% / reading 72%, grade B, #195 of 319 statewide, top 62%, 1,476 students, 43% FRL) — zoned schools average 61% FRL vs 34% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 197 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 412 units permitted in Orange County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Orange County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 19y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; list at $340k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,840 (20.6% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $355,351
• List price: $339,900
• Delta: -4.35%
• 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
1105 Lakeview Pkwy	0.08mi	2/2.0 (-1)	1,260 (+1%)	2mo	$249,900	$198	88
348 Yorktown Blvd	0.17mi	3/2.0	1,380 (+11%)	2mo	$300,000	$217	72
217 Washington St	0.52mi	3/2.0	1,236 (-1%)	3mo	$355,000	$287	72
1216 Lakeview Pkwy	0.20mi	3/1.5	1,202 (-4%)	13mo	$330,000	$275	72
1235 Lakeview Pkwy	0.34mi	3/2.0	1,160 (-7%)	2mo	$385,000	$332	71
105 Sunset Ct	0.01mi	3/2.0	1,390 (+11%)	15mo	$389,999	$281	68
102 Sunset Ct	0.06mi	3/2.0	1,092 (-12%)	15mo	$267,750	$245	64
201 Washington St	0.40mi	3/2.0	1,410 (+13%)	4mo	$329,900	$234	56
124 Saylers Creek Rd	0.61mi	3/2.0	1,362 (+9%)	1mo	$355,000	$261	55
202 Constitution Blvd	0.37mi	2/2.0 (-1)	1,408 (+13%)	14mo	$340,000	$241	45
230 Yorktown Blvd	0.39mi	3/1.5	1,081 (-13%)	21mo	$310,000	$287	40
728 Lakeview Pkwy	0.50mi	3/2.0	1,408 (+13%)	21mo	$339,000	$241	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-59,396
• Equity at exit: $50,680

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-57,424
• Equity at exit: $29,388

Cash invested: $95,172 (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 22508

• Home prices YoY: -5.0%
• Active inventory: 197
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,698 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$142
• HOA: −$136
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-67

Break-even live

Break-even rent $2,783

Max offer price $328,067

Occupancy floor 97%

Sensitivity live

Price	-10% $125	-5% $29	+0% $-67	+5% $-163	+10% $-259
Rent	-10% $-280	-5% $-174	+0% $-67	+5% $40	+10% $146
Rate	-1.0pp $104	-0.5pp $19	base $-67	+0.5pp $-155	+1.0pp $-245

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 Lakeview Pkwy Locust Grove, VA	3.0	2.0	1222	$2,200	$1.80	45d	1	0.21mi
101 Mason St Locust Grove, VA	3.0	2.0	1390	$2,200	$1.58	45d	1	1.23mi

HOA detail

• Monthly dues: $136 · $1,632/yr

Listing history 40 events

1. 2026-06-21
   pricestatusdays on marketlisting id $339,900 Active 11 DOM
2. 2026-06-02
   days on marketlisting id $329,900 Active Under Contract 39 DOM
3. 2026-05-14
   status Active 1579-char remark
4. 2026-05-14
   status Active 1712-char remark
5. 2026-04-28
   historical Active Under Contract 1712-char remark
6. 2026-04-28
   historical Active Under Contract 1579-char remark
7. 2026-04-24
   listed $329,900 Active 1712-char remark
8. 2026-04-20
   price $329,900 1712-char remark
9. 2026-04-20
   historical $32,900 1712-char remark
10. 2026-04-17
    listed $329,900 Active 1579-char remark
11. 2025-12-22
    soldstatus $200,000
12. 2023-10-20
    historical
13. 2023-09-04
    listed $299,900 Active
14. 2023-08-14
    historical
15. 2013-01-09
    historical
16. 2013-01-09
    soldstatus $134,000
17. 2013-01-08
    soldstatus $134,000 Sold
18. 2013-01-08
    soldstatus $134,000
19. 2012-11-29
    status Contingent (No Kick Out)
20. 2012-11-29
    historical
21. 2012-10-29
    listed $139,000 Active
22. 2012-10-29
    listed $139,000
23. 2011-10-01
    historical Expired
24. 2011-10-01
    historical
25. 2011-07-01
    price
26. 2011-04-09
    listed Active
27. 2011-04-09
    listed $160,000
28. 2011-01-01
    historical
29. 2011-01-01
    historical
30. 2010-08-05
    price
31. 2010-02-01
    status Active
32. 2010-02-01
    historical Expired
33. 2009-10-01
    price Active
34. 2009-10-01
    status Active
35. 2009-10-01
    historical
36. 2009-05-08
    price
37. 2009-02-26
    listed
38. 2009-02-26
    listed $176,000
39. 2008-11-08
    historical
40. 2007-09-11
    listed

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $2,787 · $232/mo
• Expected delta: +$1,124/yr (+$94/mo · 67.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,381
• − Mortgage interest: −$19,040
• − Property taxes: −$1,663
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − HOA: −$1,632
• − Depreciation: −$9,888
• Taxable loss: −$6,723
• Est. tax savings @ 24.0%: +$1,613
• After-tax cash flow: $810/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: Orange County Public School District
• NCES district ID: 5102820
• Math proficiency: 47% ▼ -35.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $61,086
• Composite: 48.34/100
• National rank: #2147
• State rank: #71 of 131 in VA

Livability — Lake of the Woods

• Score: 65/100
• State rank: #341
• US rank: #13456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake of the Woods, VA
• County: Orange County · 21,992 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 15,557
• Household income: $111,357
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 102.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 38,758 people
• By 2030: 40,411 · +4.3%
• By 2040: 43,477 · +12.2%
• By 2050: 45,856 · +18.3%
• By 2075: 51,067 · +31.8%
• By 2100: 51,387 · +32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Hispanic / Latino 10% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Serbian 3% Romanian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Orange

• 2024 margin: Strong R (+24.7) · D 37.2% · R 61.9%
• 2008→2024 swing: -15.8pp toward R · 2008: -8.8pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+21.4 2016: R+26.6 2012: R+14.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.88%
• Current HPI: 401.2932
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+87.4% since first listed

41 events — show timeline

• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-05-19 Contingent — NNAR
• 2026-05-19 Contingent — BRIGHT MLS
• 2026-05-14 Relisted — NNAR
• 2026-05-14 Relisted — BRIGHT MLS
• 2026-04-28 Contingent — BRIGHT MLS
• 2026-04-28 Contingent — NNAR
• 2026-04-24 Listed $329,900 BRIGHT MLS
• 2026-04-20 Price Changed $329,900 BRIGHT MLS
• 2026-04-20 Coming Soon — BRIGHT MLS
• 2026-04-17 Listed $329,900 NNAR
• 2025-12-22 Sold (Public Records) $200,000 Public Records
• 2023-10-20 Listing Removed — BRIGHT MLS
• 2023-09-04 Listed $299,900 BRIGHT MLS
• 2023-08-14 Coming Soon — BRIGHT MLS
• 2013-01-09 Delisted — MRIS
• 2013-01-09 Sold (Public Records) $134,000 Public Records
• 2013-01-08 Sold (MLS) $134,000 BRIGHT MLS
• 2013-01-08 Sold (MLS) $134,000 MRIS
• 2012-11-29 Pending — MRIS
• 2012-11-29 Listing Removed — BRIGHT MLS
• 2012-10-29 Listed $139,000 MRIS
• 2012-10-29 Listed $139,000 BRIGHT MLS
• 2011-10-01 Delisted — MRIS
• 2011-10-01 Listing Removed — BRIGHT MLS
• 2011-07-01 Price Changed — MRIS
• 2011-04-09 Listed — MRIS
• 2011-04-09 Listed $160,000 BRIGHT MLS
• 2011-01-01 Listing Removed — BRIGHT MLS
• 2011-01-01 Delisted — MRIS
• 2010-08-05 Price Changed — MRIS
• 2010-02-01 Relisted — MRIS
• 2010-02-01 Delisted — MRIS
• 2009-10-01 Relisted — MRIS
• 2009-10-01 Price Changed — MRIS
• 2009-10-01 Delisted — MRIS
• 2009-05-08 Price Changed — MRIS
• 2009-02-26 Listed — MRIS
• 2009-02-26 Listed $176,000 BRIGHT MLS
• 2008-11-08 Delisted — MRIS
• 2007-09-11 Listed — MRIS

Property tax history

+2.6%/yr

Latest (2025): $1,663 · +36.0% YoY. Source: county tax records.