285 Merrimac Trl #62 · Williamsburg, VA 23185

$225,000

3 bd · 1.5 ba · 1,200 sqft · Townhouse public records · 10 Days on market

Built 1982 Est $179k · 26% over $83/mo HOA · 4% of rent

---

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 +17.3/30.0
• Schools +5.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You do not want to miss this great 3 bedroom, 1.5 bathroom townhouse close to everything in Williamsburg! New laminate flooring on the main level and carpet upstairs. Windows and HVAC are just a couple of years old. Located in the rear of the neighborhood with ample parking and no neighbors in front of you. No rental cap in the neighborhood makes this an excellent investment opportunity!Schedule your tour today!

Key facts

• Laminate flooring
• Ample parking
• $83 HOA

Tags

• LAMINATE FLOORING
• AMPLE PARKING
• NO NEIGHBORS IN FRONT

Property features AI

Finance

• HOA & community: HOA present (Shellis Square); Monthly POA fee of $83; Trash pickup included

Exterior

• Parking: Lot parking
• Utilities: City/County water; City/County sewer; Electric service
• Home design: Attached townhouse; Two stories; Two living levels; Slab foundation
• Construction: Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; Back yard fenced

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom on 2nd floor with full bath; Additional bedroom on 2nd floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Electric forced hot air heating; Electric water heater
• Interior features: Carpet and laminate flooring; Master bedroom with ensuite; Utility closet; Six total rooms (living room, great room, dining room, family room, kitchen, utility room)
• Laundry & utility: Washer and dryer; Washer and dryer hookups; Utility room on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $206k (8.2% below list).
• Recommended offer: $206k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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, 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 $206,483 (8.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $178,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Merrimac Trl #8	0.00mi	3/1.5	1,200 (0%)	2mo	$200,000	$167	98
376 Merrimac Trl #223	0.12mi	2/2.0 (-1)	1,209 (+1%)	6mo	$133,000	$110	81
285 Merrimac Trl #48	0.00mi	3/1.5	1,350 (+12%)	15mo	$155,000	$115	67
5 Priorslee Ln	0.27mi	2/2.5 (-1)	1,300 (+8%)	5mo	$229,000	$176	60
376 Merrimac #222	0.12mi	2/2.0 (-1)	1,307 (+9%)	15mo	$150,000	$115	60
376 Merrimac Trl #322	0.12mi	2/2.0 (-1)	1,313 (+9%)	19mo	$195,000	$149	56
376 Merrimac Trl #311	0.12mi	2/2.0 (-1)	1,350 (+12%)	13mo	$195,000	$144	56
29 Priorslee Ln	0.27mi	2/2.5 (-1)	1,314 (+10%)	10mo	$250,000	$190	54
54 Priorslee Ln	0.30mi	2/2.5 (-1)	1,296 (+8%)	22mo	$200,000	$154	45

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-21,262
• Equity at exit: $33,548

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $15,095
• 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 23185

• Rents YoY: 5.2%
• Active inventory: 390
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$94
• HOA: −$83
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $165

Break-even live

Break-even rent $1,856

Max offer price $225,000

Occupancy floor 87%

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: —

Rent comps 7 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	0.15mi
211 Hubbard Ln Williamsburg, VA	3.0	1.0	1267	$1,800	$1.42	17d	1	0.95mi
112 Semple Rd Unit NA Williamsburg, VA	3.0	2.0	1120	$2,100	$1.88	2d	1	1.13mi
104 Merlot Dr Williamsburg, VA	3.0	3.0	1467	$2,350	$1.60	44d	1	1.20mi
200 Mal Mae Ct Williamsburg, VA	1.0–3.0	1.0–1.5	985	$1,700	$1.73	2d	7	1.23mi
305 N Boundary St Unit b Williamsburg, VA	2.0	1.0	950	$1,562	$1.64	2d	1	1.41mi
1183 Penniman Rd Williamsburg, VA	3.0	2.0	1098	$2,075	$1.89	2d	1	1.50mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 15 events

1. 2026-06-02
   status $225,000 Under Contract 10 DOM
2. 2026-06-01
   days on market $225,000 Active 10 DOM
3. 2026-05-31
   days on market $225,000 Active 9 DOM
4. 2026-05-22
   listed $225,000 Active

   Show marketing remark (416 chars)

   You do not want to miss this great 3 bedroom, 1.5 bathroom townhouse close to everything in Williamsburg! New laminate flooring on the main level and carpet upstairs. Windows and HVAC are just a couple of years old. Located in the rear of the neighborhood with ample parking and no neighbors in front of you. No rental cap in the neighborhood makes this an excellent investment opportunity!Schedule your tour today!

5. 2026-05-22
   listed $225,000 Active 416-char remark

   Show marketing remark (416 chars)

   You do not want to miss this great 3 bedroom, 1.5 bathroom townhouse close to everything in Williamsburg! New laminate flooring on the main level and carpet upstairs. Windows and HVAC are just a couple of years old. Located in the rear of the neighborhood with ample parking and no neighbors in front of you. No rental cap in the neighborhood makes this an excellent investment opportunity!Schedule your tour today!

6. 2024-05-20
   soldstatus $220,000
7. 2024-05-17
   soldstatus $220,000 Closed
8. 2024-04-09
   status Under Contract
9. 2024-04-09
   status Pending
10. 2024-04-05
    listed $220,000 Active
11. 2024-04-05
    listed $220,000 Active
12. 2019-08-16
    soldstatus $124,000
13. 2019-08-15
    soldstatus $124,000
14. 2019-06-10
    listed $124,000
15. 2005-12-08
    soldstatus $135,000

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$534/yr (+$45/mo · 40.8%)

ⓘ 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 ≥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: $24,778
• − Mortgage interest: −$12,603
• − Property taxes: −$1,311
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$996
• − Depreciation: −$6,545
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $2,408/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

+66.7% since first listed

12 events — show timeline

• 2026-05-22 Listed $225,000 WMLS
• 2026-05-22 Listed $225,000 REINMLS
• 2024-05-20 Sold (Public Records) $220,000 Public Records
• 2024-05-17 Sold (MLS) $220,000 WMLS
• 2024-04-09 Pending — REINMLS
• 2024-04-09 Pending — WMLS
• 2024-04-05 Listed $220,000 WMLS
• 2024-04-05 Listed $220,000 REINMLS
• 2019-08-16 Sold (Public Records) $124,000 Public Records
• 2019-08-15 Sold (MLS) $124,000 WMLS
• 2019-06-10 Listed $124,000 WMLS
• 2005-12-08 Sold (Public Records) $135,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,311 · +1.6% YoY. Source: county tax records.