19100 Eltham Rd · West Point, VA 23181

$225,000

2 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 31 Days on market

Built 1948 0.89 ac lot Est $291k · 23% 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).

• Cash flow +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.8/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 1 bathroom home sitting on almost 1 acre of land in New Kent County with West Point address. This home sits back from road a bit and has ample front yard space as well as back. Hardwood and Tile Flooring throughout. Side loading 1.5 car attached garage with workshop area. Large Laundry and Storage space. Great for an investment opportunity or renovation project for owner occupant.

Key facts

• Side loading garage
• Workshop area
• 0.89 acre lot

Tags

• ALMOST 1 ACRE OF LAND
• AMPLE FRONT YARD SPACE
• HARDWOOD AND TILE FLOORING
• SIDE LOADING GARAGE
• WORKSHOP AREA

Property features AI

Finance

• Other: Neighborhood: ELTHAM
• HOA & community: No HOA fees

Exterior

• Parking: Attached garage (1-car and 2-car shown); Driveway parking
• Utilities: Well water; Septic sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story (1 living level)
• Construction: Crawl foundation
• Exterior features: Porch; Workshop; Approximately 0.89-acre lot; Asbestos siding; Composite roof

Interior

• Bedrooms: Bedroom with full bathroom on the first floor
• Flooring: Ceramic flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump cooling
• Interior features: Ceiling fan; Wood-burning fireplace; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; Pantry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/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 $219k (2.8% below list).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.4% in West Point — 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 76/100 on livability (#111 in VA, #3,458 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• New Kent County Public School District (rural): math 58% / reading 73% proficiency, ranked #32 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: George W. Watkins Elementary (math 63% / reading 72%, grade B+, #372 of 1,108 statewide, top 34%, 439 students, 26% FRL); New Kent High (math 66% / reading 82%, grade B+, #120 of 319 statewide, top 38%, 1,120 students, 25% FRL).
• Market conditions: 62 active listings in the ZIP; 453 units permitted in New Kent 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 $7k of value loss. Plan a longer hold.
• New Kent County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $154k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $291,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19041 Eltham Rd	0.06mi	3/1.5 (+1)	1,552 (+9%)	5mo	$318,000	$205	70

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-13,694
• Equity at exit: $33,548

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $17,163
• Equity at exit: $19,454

Cash invested: $63,000 (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 23181

• Home prices YoY: -29.9%
• Active inventory: 62
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $359

Break-even live

Break-even rent $1,733

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $225,000 Active 31 DOM
2. 2026-06-17
   days on market $225,000 Active 30 DOM
3. 2026-06-16
   days on market $225,000 Active 29 DOM
4. 2026-06-15
   days on market $225,000 Active 28 DOM
5. 2026-06-13
   days on market $225,000 Active 26 DOM
6. 2026-06-13
   days on market $225,000 Active 25 DOM
7. 2026-06-10
   days on market $225,000 Active 23 DOM
8. 2026-06-09
   days on market $225,000 Active 22 DOM
9. 2026-06-08
   pricedays on market $225,000 Active 21 DOM
10. 2026-06-07
    days on market $250,000 Active 20 DOM
11. 2026-06-03
    days on market $250,000 Active 16 DOM
12. 2026-06-02
    days on market $250,000 Active 15 DOM
13. 2026-06-01
    days on market $250,000 Active 14 DOM
14. 2026-05-31
    days on market $250,000 Active 13 DOM
15. 2026-05-21
    listed $250,000 Active 403-char remark

    Show marketing remark (403 chars)

    Spacious 3-bedroom, 1 bathroom home sitting on almost 1 acre of land in New Kent County with West Point address. This home sits back from road a bit and has ample front yard space as well as back. Hardwood and Tile Flooring throughout. Side loading 1.5 car attached garage with workshop area. Large Laundry and Storage space. Great for an investment opportunity or renovation project for owner occupant.

16. 2026-05-18
    listed $250,000 Active
17. 2005-11-15
    soldstatus $154,000 719-char remark

    Show marketing remark (719 chars)

    Great starter home with an excellent renovation completed this year! You've got to see the inside of this house to appreciate. Ranch/Bungalow offering 3 bedrooms, bright white kitchen and dining room both have new ceramic tile floors, living room with brick wood burning fireplace, hardwood floors throughout the entire house, new Central Air installed 2005, new 200 amp electrical service and wiring throughout, new roof in 2004 with 30 yr architectural shingles, oversized attached garage with workshop, (can be converted back to 2 car). Very clean and like new interior w/ fresh paint inside and out. Don't let the front elevation fool you. Home is very spacious inside. Convenient to Richmond & Williamsburg.

18. 2005-11-15
    soldstatus $154,000

    Show marketing remark (719 chars)

    Great starter home with an excellent renovation completed this year! You've got to see the inside of this house to appreciate. Ranch/Bungalow offering 3 bedrooms, bright white kitchen and dining room both have new ceramic tile floors, living room with brick wood burning fireplace, hardwood floors throughout the entire house, new Central Air installed 2005, new 200 amp electrical service and wiring throughout, new roof in 2004 with 30 yr architectural shingles, oversized attached garage with workshop, (can be converted back to 2 car). Very clean and like new interior w/ fresh paint inside and out. Don't let the front elevation fool you. Home is very spacious inside. Convenient to Richmond & Williamsburg.

19. 2005-11-15
    soldstatus $154,000

    Show marketing remark (719 chars)

    Great starter home with an excellent renovation completed this year! You've got to see the inside of this house to appreciate. Ranch/Bungalow offering 3 bedrooms, bright white kitchen and dining room both have new ceramic tile floors, living room with brick wood burning fireplace, hardwood floors throughout the entire house, new Central Air installed 2005, new 200 amp electrical service and wiring throughout, new roof in 2004 with 30 yr architectural shingles, oversized attached garage with workshop, (can be converted back to 2 car). Very clean and like new interior w/ fresh paint inside and out. Don't let the front elevation fool you. Home is very spacious inside. Convenient to Richmond & Williamsburg.

20. 2005-09-15
    listed $154,500 719-char remark

    Show marketing remark (719 chars)

    Great starter home with an excellent renovation completed this year! You've got to see the inside of this house to appreciate. Ranch/Bungalow offering 3 bedrooms, bright white kitchen and dining room both have new ceramic tile floors, living room with brick wood burning fireplace, hardwood floors throughout the entire house, new Central Air installed 2005, new 200 amp electrical service and wiring throughout, new roof in 2004 with 30 yr architectural shingles, oversized attached garage with workshop, (can be converted back to 2 car). Very clean and like new interior w/ fresh paint inside and out. Don't let the front elevation fool you. Home is very spacious inside. Convenient to Richmond & Williamsburg.

21. 2005-09-15
    listed $154,500

    Show marketing remark (719 chars)

    Great starter home with an excellent renovation completed this year! You've got to see the inside of this house to appreciate. Ranch/Bungalow offering 3 bedrooms, bright white kitchen and dining room both have new ceramic tile floors, living room with brick wood burning fireplace, hardwood floors throughout the entire house, new Central Air installed 2005, new 200 amp electrical service and wiring throughout, new roof in 2004 with 30 yr architectural shingles, oversized attached garage with workshop, (can be converted back to 2 car). Very clean and like new interior w/ fresh paint inside and out. Don't let the front elevation fool you. Home is very spacious inside. Convenient to Richmond & Williamsburg.

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$703/yr (+$59/mo · 61.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,242
• − Mortgage interest: −$12,603
• − Property taxes: −$1,142
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$6,545
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $4,154/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: New Kent County Public School District
• NCES district ID: 5102610
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $72,460
• Composite: 57.73/100
• National rank: #1055
• State rank: #32 of 131 in VA

Livability — West Point

• Score: 76/100
• State rank: #111
• US rank: #3458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,386

Population outlook (New Kent County) Hauer SSP2

• Today (2025): 24,555 people
• By 2030: 26,549 · +8.1%
• By 2040: 30,259 · +23.2%
• By 2050: 33,471 · +36.3%
• By 2075: 41,261 · +68.0%
• By 2100: 44,339 · +80.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · New Kent

• 2024 margin: Solid R (+31.9) · D 33.7% · R 65.5%
• 2008→2024 swing: -2.9pp toward R · 2008: -28.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+34.6 2016: R+37.6 2012: R+33.7 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.32%
• Current HPI: 179.2453
• Rent YoY: —
• Metro: —
• 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

+61.8% since first listed

7 events — show timeline

• 2026-05-21 Listed $250,000 WMLS
• 2026-05-18 Listed $250,000 REINMLS
• 2005-11-15 Sold (Public Records) $154,000 Public Records
• 2005-11-15 Sold (MLS) $154,000 CVRMLS
• 2005-11-15 Sold (MLS) $154,000 CVRMLS
• 2005-09-15 Listed $154,500 CVRMLS
• 2005-09-15 Listed $154,500 CVRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,142 · +1.7% YoY. Source: county tax records.