112 Paradise Ct · Stafford Courthouse, VA 22554

$95,000

3 bd · 2.0 ba · 988 sqft · SingleFamily · 48 Days on market

Built 2008 Good condition $96/sqft · 69% below area ↓ 5% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location! Don’t miss this opportunity to own a beautifully remodeled manufactured home in the heart of Stafford County. Conveniently located just 5 minutes from Stafford Hospital and only 10 minutes to I-95, this home offers easy access to everyday essentials and commuting routes. Featuring 3 bedrooms and 2 full baths, the interior has been thoughtfully updated with a new kitchen, refreshed bathrooms, new flooring, and more. Move-in ready and designed for comfortable living, this home is a great option for anyone seeking both convenience and value. Schedule your visit today!

Key facts

• New kitchen
• New flooring
• Refreshed bathrooms

Tags

• REMODELED MANUFACTURED HOME
• NEW KITCHEN
• REFRESHED BATHROOMS
• NEW FLOORING

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Tidal water not present
• Financial info: Ground rent $800 monthly

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Community water; Community septic tank
• Home design: Manufactured single-wide home; Estimated major remodel in 2025; Ownership is ground rent (monthly)
• Construction: Combination construction materials; EAGLE make; Estimated year built information
• Exterior features: Not in a federal flood zone; Above-grade other structures present

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.1% vs local median 3.0% in Stafford Courthouse — 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 68/100 on livability (#270 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Stafford County Public School District (suburban): math 50% / reading 68% proficiency, ranked #42 of 131 in VA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.2%/yr); 338 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 361 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stafford County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.65% ✓
• Cap rate: 23.13%
• Cash-on-cash: 60.15%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (median comp): $305,797
• List price: $95,000
• Delta: -68.93%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Evermore Ln	0.54mi	2/2.0 (-1)	1,044 (+6%)	20mo	$184,000	$176	44

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 3.45×
• Total profit: $65,101
• Equity at exit: $14,165

10-year hold

• IRR: 61.1%
• Equity multiple: 6.58×
• Total profit: $148,542
• Equity at exit: $8,214

Cash invested: $26,600 (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 22554

• Rents YoY: 1.2%
• Active inventory: 338
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,333

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 42%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Davenport Dr Stafford, VA	1.0–3.0	1.0–2.0	972	$2,423	$2.49	2d	26	0.65mi
1523 Courthouse Rd Stafford, VA	3.0	1.0	1050	$2,200	$2.10	24d	1	0.89mi

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 48 DOM
2. 2026-06-17
   days on market $95,000 Active 47 DOM
3. 2026-06-16
   days on market $95,000 Active 46 DOM
4. 2026-06-15
   days on market $95,000 Active 45 DOM
5. 2026-06-13
   days on market $95,000 Active 43 DOM
6. 2026-06-13
   days on market $95,000 Active 42 DOM
7. 2026-06-09
   days on market $95,000 Active 39 DOM
8. 2026-06-08
   days on market $95,000 Active 38 DOM
9. 2026-06-07
   days on market $95,000 Active 37 DOM
10. 2026-06-04
    days on market $95,000 Active 34 DOM
11. 2026-06-03
    days on market $95,000 Active 33 DOM
12. 2026-06-02
    days on market $95,000 Active 32 DOM
13. 2026-06-02
    price $95,000 Active 31 DOM
14. 2026-06-01
    days on market $100,000 Active 31 DOM
15. 2026-05-31
    days on market $100,000 Active 30 DOM
16. 2026-05-01
    listed $100,000 Active 597-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,224
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$2,764
• Taxable income: $15,403
• Est. tax owed @ 24.0%: −$3,697
• After-tax cash flow: $12,302/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Stafford County offers a good condition with updated interiors and a good curb appeal. It's a great option for those seeking convenience and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stafford County Public School District
• NCES district ID: 5103660
• Math proficiency: 50% ▼ -34.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $96,389
• Composite: 54.61/100
• National rank: #1336
• State rank: #42 of 131 in VA

Livability — Stafford Courthouse

• Score: 68/100
• State rank: #270
• US rank: #9630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stafford Courthouse, VA
• County: Stafford County · 161,536 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 65,494
• Household income: $151,480
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 781.0

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 169,882 people
• By 2030: 183,934 · +8.3%
• By 2040: 211,031 · +24.2%
• By 2050: 235,391 · +38.6%
• By 2075: 297,080 · +74.9%
• By 2100: 334,680 · +97.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Stafford

• 2024 margin: Toss-up / Even · D 49.6% · R 48.8% · Other 1.5%
• 2008→2024 swing: +7.1pp toward D · 2008: -6.3pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+3.3 2016: R+9.1 2012: R+8.8 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.68%
• Current HPI: 280.621
• Rent YoY: ▲ 1.21%
• 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

-5.0% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $95,000 BRIGHT MLS
• 2026-05-01 Listed $100,000 BRIGHT MLS