202 Patriots Village Ct · West Point, VA 23181

$279,000

3 bd · 2.0 ba · 1,456 sqft · Townhouse public records · 38 Days on market

Built 2009 Est $274k · at est. $125/mo HOA · 7% of rent

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Why this score? — see what drove the F 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 +6.8/30.0
• ARV discount +6.6/15.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful townhome in very desirable hometown West Point's Patriots Village! One of the few options for low maintenance living in town, this is also a rare opportunity to enjoy 3 full bathrooms (with primary upstairs) - or one per bedroom with one on the first floor! (jack and jill to hall). This home offers updated flooring and counters, as you wake up in your primary bedroom to a serene wooded view out your window. Enjoy the small town culture and vibe of West Point, the high rated West Point schools, as well as community activities and living north of the paper mill. p. s. Zillow has the wrong school system posted. This home is zoned for West Point Elementary, West Point Middle, and West Point High, which are rated much higher than the county schools.

Key facts

• Serene wooded view
• Updated flooring
• $125 HOA

Tags

• UPDATED FLOORING
• SERENE WOODED VIEW
• HIGH RATED WEST POINT SCHOOLS

Property features AI

Finance

• Other: Neighborhood: PATRIOTS VILLAGE
• HOA & community: Has HOA (Patriots Village Owners Association); HOA dues $125 monthly; No association management company listed

Exterior

• Parking: Assigned/reserved parking for 2 spaces
• Utilities: City/County water; City/County sewer; Electric power
• Home design: Attached townhouse; Two stories; Two living levels; Slab foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Porch; Attic

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms with ensuite bathrooms; Master bedroom on 2nd floor; Additional bedrooms on 1st floor (one bedroom listed as 1st floor)
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms; Dual-entry bath serving bedroom and hall
• Heating & cooling: Heat pump; Electric heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fan; Dual-entry bath (bedroom and hall); Pull-down attic stairs; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (40.0% below list).
• Recommended offer: $168k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• West Point Public School District (town): math 63% / reading 80% proficiency, ranked #17 of 131 in VA (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: West Point Elementary (math 72% / reading 82%, grade A, #171 of 1,108 statewide, top 17%, 370 students, 40% FRL); West Point Middle/High (math 57% / reading 80%, grade B, #178 of 319 statewide, top 56%, 440 students, 34% FRL).
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 129 units permitted in King William 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $167,500 (40.0% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.60% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $273,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Patriots Village Ct #210	0.02mi	3/2.5	1,580 (+8%)	14mo	$295,000	$187	71
3109 Taylor Ave	0.72mi	3/2.5	1,360 (-7%)	2mo	$255,000	$188	52

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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-72,967
• Equity at exit: $41,600

10-year hold

• IRR: -26.7%
• Equity multiple: -0.27×
• Total profit: $-99,499
• Equity at exit: $24,123

Cash invested: $78,120 (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: 63
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$116
• HOA: −$125
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-435

Break-even live

Break-even rent $2,225

Max offer price $202,233

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-356	+0% $-435	+5% $-514	+10% $-592
Rent	-10% $-567	-5% $-501	+0% $-435	+5% $-368	+10% $-302
Rate	-1.0pp $-294	-0.5pp $-364	base $-435	+0.5pp $-507	+1.0pp $-580

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33574 King William Rd West Point, VA	3.0	1.0	960	$1,675	$1.74	12d	1	0.88mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 21 events

1. 2026-06-21
   days on market $279,000 Active 38 DOM
2. 2026-06-21
   days on market $279,000 Active 37 DOM
3. 2026-06-18
   days on market $279,000 Active 35 DOM
4. 2026-06-17
   days on market $279,000 Active 34 DOM
5. 2026-06-16
   days on market $279,000 Active 33 DOM
6. 2026-06-15
   days on market $279,000 Active 32 DOM
7. 2026-06-15
   days on market $279,000 Active 31 DOM
8. 2026-06-13
   days on market $279,000 Active 30 DOM
9. 2026-06-12
   days on market $279,000 Active 29 DOM
10. 2026-06-09
    pricedays on market $279,000 Active 26 DOM
11. 2026-06-08
    days on market $285,000 Active 25 DOM
12. 2026-06-08
    days on market $285,000 Active 24 DOM
13. 2026-06-07
    days on market $285,000 Active 23 DOM
14. 2026-06-03
    days on market $285,000 Active 20 DOM
15. 2026-06-02
    days on market $285,000 Active 19 DOM
16. 2026-06-01
    days on market $285,000 Active 18 DOM
17. 2026-05-31
    days on market $285,000 Active 17 DOM
18. 2026-05-14
    listed $285,000 Active

    Show marketing remark (774 chars)

    This is a beautiful townhome in very desirable hometown West Point's Patriots Village! One of the few options for low maintenance living in town, this is also a rare opportunity to enjoy 3 full bathrooms (with primary upstairs) - or one per bedroom with one on the first floor! (jack and jill to hall). This home offers updated flooring and counters, as you wake up in your primary bedroom to a serene wooded view out your window. Enjoy the small town culture and vibe of West Point, the high rated West Point schools, as well as community activities and living north of the paper mill. p. s. Zillow has the wrong school system posted. This home is zoned for West Point Elementary, West Point Middle, and West Point High, which are rated much higher than the county schools.

19. 2026-05-14
    listed $285,000 Active 774-char remark

    Show marketing remark (774 chars)

    This is a beautiful townhome in very desirable hometown West Point's Patriots Village! One of the few options for low maintenance living in town, this is also a rare opportunity to enjoy 3 full bathrooms (with primary upstairs) - or one per bedroom with one on the first floor! (jack and jill to hall). This home offers updated flooring and counters, as you wake up in your primary bedroom to a serene wooded view out your window. Enjoy the small town culture and vibe of West Point, the high rated West Point schools, as well as community activities and living north of the paper mill. p. s. Zillow has the wrong school system posted. This home is zoned for West Point Elementary, West Point Middle, and West Point High, which are rated much higher than the county schools.

20. 2013-12-16
    listed $178,000
21. 2009-03-03
    listed $174,500

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,646/yr (+$137/mo · 256.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $20,100
• − Mortgage interest: −$15,628
• − Property taxes: −$641
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$1,500
• − Depreciation: −$8,116
• Taxable loss: −$10,397
• Est. tax savings @ 24.0%: +$2,495
• After-tax cash flow: $-2,719/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: West Point Public School District
• NCES district ID: 5103950
• Math proficiency: 63% ▼ -30.00%
• Reading proficiency: 80% ▼ -12.00%
• Median HH income: $59,177
• Composite: 61.42/100
• National rank: #761
• State rank: #17 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

• Census place: West Point, VA
• Population (ZIP): 5,386

Population outlook (King William County) Hauer SSP2

• Today (2025): 16,840 people
• By 2030: 16,990 · +0.9%
• By 2040: 16,965 · +0.7%
• By 2050: 16,483 · -2.1%
• By 2075: 15,292 · -9.2%
• By 2100: 12,764 · -24.2%

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 · King William

• 2024 margin: Solid R (+40.6) · D 29.3% · R 69.9%
• 2008→2024 swing: -21.2pp toward R · 2008: -19.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+37.8 2016: R+35.3 2012: R+23.9 2008: R+19.3

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

+63.3% since first listed

4 events — show timeline

• 2026-05-14 Listed $285,000 CBRAR
• 2026-05-14 Listed $285,000 REINMLS
• 2013-12-16 Listed $178,000 WMLS
• 2009-03-03 Listed $174,500 WMLS

Property tax history

-6.3%/yr

Latest (2025): $641 · +13.0% YoY. Source: county tax records.