376 Merrimac Trl #124 · Williamsburg, VA 23185

$210,000

2 bd · 2.0 ba · 1,462 sqft · Condo public records · 116 Days on market

Built 1972 $425/mo HOA · 21% 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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

Key facts

• Multiple windows
• Private bath
• Flex room

Tags

• BARCLAY SQUARE CONDOMINIUM
• BRIGHT AND AIRY ATMOSPHERE
• MULTIPLE WINDOWS
• BRAND-NEW KITCHEN
• FLEX ROOM
• PRIVATE BATH

Property features AI

Finance

• Other: Neighborhood: BARCLAY SQUARE
• HOA & community: HOA with monthly fee; Condominium association: Council of Co-owners Barclay Square Inc; Association management: Signature Property Management; Monthly condo fee $425; Ground maintenance and clubhouse included through HOA

Exterior

• Parking: Assigned/reserved parking space (1)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached condo; Contemporary, low-rise style; 2 stories; Unit on condo level 2; One living level
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Brick and clapboard siding; Corner unit; Ground maintenance included; Clubhouse access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Breakfast area
• Bedrooms: Master bedroom with private bath; No bedroom and full bathroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Electric fireplace; Double primary sink; Scuttle access; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Assigned storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (2.2% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.1% in Williamsburg — 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 84/100 on livability (#31 in VA, #734 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D.
• Williamsburg-James City Public School District (suburban): math 60% / reading 73% proficiency, ranked #36 of 131 in VA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Matthew Whaley Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 435 students, 72% FRL); Lafayette High (math 61% / reading 83%, grade B+, #134 of 319 statewide, top 45%, 1,208 students, 40% FRL) — zoned schools average 56% FRL vs 27% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 390 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10 units permitted in Williamsburg city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Williamsburg County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 71% 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 $191,100 (9.0% 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 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-34,953
• Equity at exit: $31,312

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-17,064
• Equity at exit: $18,157

Cash invested: $58,800 (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 23185

• Rents YoY: 5.2%
• Active inventory: 390
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$88
• HOA: −$425
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-91

Break-even live

Break-even rent $2,169

Max offer price $193,958

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-31	+0% $-91	+5% $-150	+10% $-210
Rent	-10% $-253	-5% $-172	+0% $-91	+5% $-10	+10% $71
Rate	-1.0pp $15	-0.5pp $-37	base $-91	+0.5pp $-145	+1.0pp $-201

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Merrimac Trl Williamsburg, VA	1.0–2.0	1.0–1.5	895	$1,829	$2.04	2d	2	0.13mi
211 Hubbard Ln Williamsburg, VA	3.0	1.0	1267	$1,800	$1.42	18d	1	0.90mi
304 Brittania Dr Williamsburg, VA	3.0	2.5	1545	$2,650	$1.72	13d	1	1.07mi
112 Semple Rd Unit NA Williamsburg, VA	3.0	2.0	1120	$2,100	$1.88	2d	1	1.08mi
200 Mal Mae Ct Williamsburg, VA	1.0–3.0	1.0–1.5	985	$1,525	$1.55	2d	7	1.16mi
104 Merlot Dr Williamsburg, VA	3.0	3.0	1467	$2,350	$1.60	44d	1	1.18mi
105 Chardonnay Rd Williamsburg, VA	3.0	2.5	1720	$2,895	$1.68	44d	1	1.24mi
305 N Boundary St Unit b Williamsburg, VA	2.0	1.0	950	$1,562	$1.64	2d	1	1.39mi
1183 Penniman Rd Williamsburg, VA	3.0	2.0	1098	$2,075	$1.89	2d	1	1.45mi
101 Martha Washington Pkwy Williamsburg, VA	3.0	2.0	1720	$3,300	$1.92	3d	1	1.49mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $210,000 Active 116 DOM
2. 2026-06-18
   days on market $210,000 Active 113 DOM
3. 2026-06-17
   days on market $210,000 Active 112 DOM
4. 2026-06-16
   days on market $210,000 Active 111 DOM
5. 2026-06-15
   days on market $210,000 Active 110 DOM
6. 2026-06-13
   days on market $210,000 Active 108 DOM
7. 2026-06-09
   days on market $210,000 Active 104 DOM
8. 2026-06-08
   days on market $210,000 Active 103 DOM
9. 2026-06-07
   days on market $210,000 Active 102 DOM
10. 2026-06-05
    days on market $210,000 Active 99 DOM
11. 2026-06-03
    days on market $210,000 Active 98 DOM
12. 2026-06-02
    days on market $210,000 Active 97 DOM
13. 2026-06-01
    days on market $210,000 Active 96 DOM
14. 2026-05-31
    days on market $210,000 Active 95 DOM
15. 2026-03-16
    price $210,000
16. 2026-02-25
    listed $214,000 Active
17. 2024-02-20
    soldstatus $195,000
18. 2024-02-19
    status Under Contract
19. 2024-02-16
    soldstatus $195,000 Closed 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

20. 2024-01-18
    historical Active Under Contract

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

21. 2024-01-18
    status Pending 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

22. 2024-01-12
    price $195,000

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

23. 2024-01-12
    price $195,000 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

24. 2023-11-13
    listed $200,000 Active

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

25. 2023-11-13
    listed $200,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    Welcome to easy condo life in Barclay Square! This condo has a spectacular open floor plan boasting 2 bed, 2 bath, top floor, end unit with an abundance of windows flooding the entire living space with natural light. The modified galley kitchen comes fully equipped with all appliances and is complemented by an adjacent dining area. Step into the inviting living room, where an adjoining sunroom offers a peaceful retreat overlooking the rooftop common area. The primary bedroom boasts an en suite bathroom with a double vanity and a spacious walk-in closet. While the guests will certain enjoy the fully remodeled bathroom. For added convenience, a new full-size stacked washer/dryer is included with the home. Each unit is accompanied by one reserved covered parking space, and worry not about storage—this unit comes with a designated locked storage space in the covered parking area. As if that's not enough, the association dues cover water, sewer, and trash fees, simplifying your lifestyle.

26. 2022-08-03
    soldstatus $169,900
27. 2022-08-01
    soldstatus $169,900 Closed
28. 2022-06-18
    status Under Contract
29. 2022-06-18
    status Pending
30. 2022-06-10
    listed $169,900 Active
31. 2022-06-10
    listed $169,900 Active
32. 2020-05-01
    soldstatus $113,000
33. 2020-04-30
    soldstatus $113,000
34. 2019-10-11
    listed $135,000
35. 2018-05-09
    listed $145,000

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$527/yr (+$44/mo · 44.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $24,647
• − Mortgage interest: −$11,763
• − Property taxes: −$1,195
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$5,100
• − Depreciation: −$6,109
• Taxable loss: −$4,515
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-6/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: Williamsburg-James City Public School District
• NCES district ID: 5104020
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $49,497
• Composite: 56.37/100
• National rank: #1163
• State rank: #36 of 131 in VA

Livability — Williamsburg

• Score: 84/100
• State rank: #31
• US rank: #734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, VA
• County: Williamsburg City · 55,270 people
• City population: 101,073
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 55,270
• Household income: $105,431
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1770.0

Population outlook (Williamsburg County) Hauer SSP2

• Today (2025): 20,784 people
• By 2030: 22,731 · +9.4%
• By 2040: 26,175 · +25.9%
• By 2050: 29,939 · +44.0%
• By 2075: 39,953 · +92.2%
• By 2100: 49,884 · +140.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Williamsburg

• 2024 margin: Solid D (+44.5) · D 71.5% · R 27.0% · Other 1.5%
• 2008→2024 swing: +15.4pp toward D · 2008: 29.1pp · 2024: 44.5pp
• All cycles: 2024: D+44.5 2020: D+41.1 2016: D+43.5 2012: D+28.8 2008: D+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -345.15%
• Current HPI: 240.1637
• Rent YoY: ▲ 5.21%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• 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

+44.8% since first listed

21 events — show timeline

• 2026-03-16 Price Changed $210,000 REINMLS
• 2026-02-25 Listed $214,000 REINMLS
• 2024-02-20 Sold (Public Records) $195,000 Public Records
• 2024-02-19 Pending — REINMLS
• 2024-02-16 Sold (MLS) $195,000 WMLS
• 2024-01-18 Contingent — REINMLS
• 2024-01-18 Pending — WMLS
• 2024-01-12 Price Changed $195,000 REINMLS
• 2024-01-12 Price Changed $195,000 WMLS
• 2023-11-13 Listed $200,000 WMLS
• 2023-11-13 Listed $200,000 REINMLS
• 2022-08-03 Sold (Public Records) $169,900 Public Records
• 2022-08-01 Sold (MLS) $169,900 WMLS
• 2022-06-18 Pending — REINMLS
• 2022-06-18 Pending — WMLS
• 2022-06-10 Listed $169,900 WMLS
• 2022-06-10 Listed $169,900 REINMLS
• 2020-05-01 Sold (Public Records) $113,000 Public Records
• 2020-04-30 Sold (MLS) $113,000 WMLS
• 2019-10-11 Listed $135,000 WMLS
• 2018-05-09 Listed $145,000 WMLS

Property tax history

+4.4%/yr

Latest (2025): $1,195 · +0.0% YoY. Source: county tax records.