29 Renee Rd · Aquia Harbour, VA 22556

$92,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 83 Days on market

Built 1995 Good condition 1,700 sqft lot $66/sqft · 34% below area Est $140k · 34% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 29 Renee Road, a warm and inviting place to call home in the Foxwood community of Stafford—where convenience meets comfortable, low-maintenance living. From the moment you arrive, this 2-bedroom, 2-bath home feels easy and welcoming. Fresh paint throughout gives the space a clean, move-in-ready feel, while the natural gas stove makes everyday cooking a pleasure. The layout is practical yet cozy, offering just the right amount of space to relax, recharge, and truly feel at home. One of the highlights is the spacious deck, a perfect spot for morning coffee, quiet evenings, or spending time with friends. It’s an extension of the home that invites you to slow down and enjoy the moment. Location matters, and this one delivers. You’re less than three miles from a commuter lot, making daily travel simple, and just minutes from shopping centers, restaurants, and all the everyday essentials Stafford has to offer. A few important details: Located in the Foxwood community Ground rent is $1,080 per month Community approval required prior to settlement Home is being sold AS-IS Pets allowed under 25 lbs If you’re looking for an affordable home with great commuter access, a friendly community, and a space that feels comfortable from day one, 29 Renee Road might be exactly what you’ve been waiting for.

Key facts

• 1,700 sq ft lot
• Built 1995
• Listed 82 days

🏷️ Possibly a rental listed for sale. The $92,000 price doesn't fit this home's estimated sale value (~$140,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 3.5% in Aquia Harbour — 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 69/100 on livability (#254 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: 151 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $636 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 + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.53% ✓
• Cap rate: 22.01%
• Cash-on-cash: 56.13%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (median comp): $140,000
• List price: $92,000
• Delta: -34.29%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Doc Stone Rd	0.29mi	3/2.0 (+1)	1,344 (-4%)	0mo	$468,000	$348	74
112 Cliff Cir	0.17mi	3/2.0 (+1)	1,216 (-13%)	6mo	$107,900	$89	60

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: 54.5%
• Equity multiple: 3.40×
• Total profit: $61,876
• Equity at exit: $13,717

10-year hold

• IRR: 59.6%
• Equity multiple: 6.93×
• Total profit: $152,850
• Equity at exit: $7,954

Cash invested: $25,760 (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 22556

• Home prices YoY: -27.3%
• Active inventory: 151
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $1,205

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,269	-5% $1,237	+0% $1,205	+5% $1,173	+10% $1,141
Rent	-10% $1,021	-5% $1,113	+0% $1,205	+5% $1,297	+10% $1,389
Rate	-1.0pp $1,251	-0.5pp $1,228	base $1,205	+0.5pp $1,181	+1.0pp $1,157

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Dover Pl #202 Stafford, VA	2.0	2.0	1000	$1,750	$1.75	25d	1	0.23mi
37 Bristol Ct Stafford, VA	3.0	1.5	1320	$2,500	$1.89	4d	1	0.32mi
344 Woodstream Blvd Stafford, VA	3.0	2.5	1820	$2,850	$1.57	25d	1	0.37mi
201 Shamrock Dr Unit 3120 Stafford, VA	3.0	2.5	1842	$2,650	$1.44	18d	1	0.47mi
104 Tradewinds Ter Stafford, VA	3.0	2.5	1520	$2,600	$1.71	25d	1	0.54mi
503 Garrison Woods Dr #213 Stafford, VA	2.0	2.0	1132	$1,800	$1.59	44d	1	0.80mi
501 Garrison Woods Dr #104 Stafford, VA	2.0	2.0	1200	$2,250	$1.88	25d	1	0.83mi
37 Evans Ln Unit B Stafford, VA	1.0	1.0	1040	$1,500	$1.44	25d	1	0.88mi
107 Stafford Mews Ln Stafford, VA	3.0	2.5	1320	$2,500	$1.89	2d	1	1.03mi
302 Ridgecrest Ct Stafford, VA	3.0	2.5	1620	$2,350	$1.45	3d	1	1.06mi
316 Surry Ln #132 Stafford, VA	3.0	1.5	1764	$2,400	$1.36	44d	1	1.11mi
225 Brafferton Blvd Stafford, VA	1.0	1.0	1514	$2,400	$1.59	25d	1	1.13mi
202 Chesterfield Ln #203 Stafford, VA	2.0	2.0	1025	$1,850	$1.80	6d	1	1.15mi
200 Chesterfield Ln #203 Stafford, VA	2.0	2.0	1025	$1,850	$1.80	44d	1	1.16mi
200 Chesterfield Ln #203 Stafford, VA	2.0	2.0	1025	$1,850	$1.80	25d	1	1.16mi
102 Chesterfield Ln #201 Stafford, VA	2.0	2.0	1000	$1,900	$1.90	5d	1	1.17mi
100 Chesterfield Ln Stafford, VA	2.0	2.0	1000	$1,800	$1.80	4d	1	1.18mi
106 Wind Ridge Dr Stafford, VA	2.0	1.5	902	$1,700	$1.88	21d	1	1.20mi
708 Stafford Glen Ct Stafford, VA	1.0	1.0	1000	$1,400	$1.40	25d	1	1.20mi
707 Kings Crest Dr Stafford, VA	3.0	3.5	1830	$2,400	$1.31	19d	1	1.23mi
703 Kings Crest Dr Stafford, VA	3.0	2.5	1280	$2,100	$1.64	44d	1	1.24mi
20 Stonegate Pl Stafford, VA	2.0–3.0	2.0	1058	$2,149	$2.03	2d	6	1.29mi
15 Town Square Cir Stafford, VA	1.0–3.0	1.0–2.0	1064	$2,112	$1.98	13d	9	1.31mi
1115 Aquia Dr Stafford, VA	3.0	3.5	1600	$3,200	$2.00	5d	1	1.34mi
1115 Aquia Dr Stafford, VA	3.0	3.5	1600	$2,950	$1.84	2d	1	1.34mi
311 Kings Crest Dr Stafford, VA	1.0	1.5	1334	$1,900	$1.42	25d	1	1.36mi

Listing history 25 events

1. 2026-06-21
   days on market $92,000 Active 83 DOM
2. 2026-06-18
   days on market $92,000 Active 80 DOM
3. 2026-06-17
   days on market $92,000 Active 79 DOM
4. 2026-06-16
   days on market $92,000 Active 78 DOM
5. 2026-06-15
   days on market $92,000 Active 77 DOM
6. 2026-06-13
   days on market $92,000 Active 75 DOM
7. 2026-06-13
   days on market $92,000 Active 74 DOM
8. 2026-06-09
   days on market $92,000 Active 71 DOM
9. 2026-06-08
   days on market $92,000 Active 70 DOM
10. 2026-06-07
    days on market $92,000 Active 69 DOM
11. 2026-06-04
    days on market $92,000 Active 66 DOM
12. 2026-06-03
    days on market $92,000 Active 65 DOM
13. 2026-06-02
    days on market $92,000 Active 64 DOM
14. 2026-06-01
    days on market $92,000 Active 63 DOM
15. 2026-05-31
    days on market $92,000 Active 62 DOM
16. 2026-03-30
    listed $92,000 Active 1348-char remark

    Show marketing remark (1348 chars)

    Welcome to 29 Renee Road, a warm and inviting place to call home in the Foxwood community of Stafford—where convenience meets comfortable, low-maintenance living. From the moment you arrive, this 2-bedroom, 2-bath home feels easy and welcoming. Fresh paint throughout gives the space a clean, move-in-ready feel, while the natural gas stove makes everyday cooking a pleasure. The layout is practical yet cozy, offering just the right amount of space to relax, recharge, and truly feel at home. One of the highlights is the spacious deck, a perfect spot for morning coffee, quiet evenings, or spending time with friends. It’s an extension of the home that invites you to slow down and enjoy the moment. Location matters, and this one delivers. You’re less than three miles from a commuter lot, making daily travel simple, and just minutes from shopping centers, restaurants, and all the everyday essentials Stafford has to offer. A few important details: Located in the Foxwood community Ground rent is $1,080 per month Community approval required prior to settlement Home is being sold AS-IS Pets allowed under 25 lbs If you’re looking for an affordable home with great commuter access, a friendly community, and a space that feels comfortable from day one, 29 Renee Road might be exactly what you’ve been waiting for.

17. 2026-02-17
    historical
18. 2026-01-23
    price $90,000
19. 2025-11-19
    historical
20. 2025-11-19
    listed $92,000 Active
21. 2025-11-18
    status Active
22. 2025-11-17
    historical
23. 2025-11-06
    price $92,000
24. 2025-09-15
    price $95,000
25. 2025-06-14
    listed $100,000 Active

ⓘ 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 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $27,962
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$2,676
• Taxable income: $13,818
• Est. tax owed @ 24.0%: −$3,316
• After-tax cash flow: $11,144/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath home in Foxwood community of Stafford is in good condition with a fresh paint job and well-maintained exterior. It offers a spacious deck and hardwood floors, making it a great investment for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Replace the ceiling fan — A new ceiling fan can improve the living space and attract renters
• Resale Install new flooring in the kitchen — New flooring can make the kitchen look more modern and attractive

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace the ceiling fan — A new ceiling fan can improve the living space and attract renters ↑
• Resale Install new flooring in the kitchen — New flooring can make the kitchen look more modern and attractive ↑

ⓘ 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 — Aquia Harbour

• Score: 69/100
• State rank: #254
• US rank: #8617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stafford County · 161,536 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,785
• Household income: $137,287
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 332.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 24% Black 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Serbian 4% Italian 3% Romanian 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 74% English-only · Spanish 19% Other Indo-European 2% Arabic 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: ▼ -106.72%
• Current HPI: 284.4747
• Rent YoY: —
• 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

-8.0% since first listed

10 events — show timeline

• 2026-03-30 Listed $92,000 BRIGHT MLS
• 2026-02-17 Listing Removed — BRIGHT MLS
• 2026-01-23 Price Changed $90,000 BRIGHT MLS
• 2025-11-19 Listed $92,000 BRIGHT MLS
• 2025-11-19 Listing Removed — BRIGHT MLS
• 2025-11-18 Relisted — BRIGHT MLS
• 2025-11-17 Listing Removed — BRIGHT MLS
• 2025-11-06 Price Changed $92,000 BRIGHT MLS
• 2025-09-15 Price Changed $95,000 BRIGHT MLS
• 2025-06-14 Listed $100,000 BRIGHT MLS