28 Courage Ln · Boswell's Corner, VA 22554

$107,000

3 bd · 2.0 ba · 842 sqft · SingleFamily · 39 Days on market

Built 1993 Fair condition 1,900 sqft lot $127/sqft · 53% below area

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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
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 28 Courage Ln in the heart of Stafford! This beautiful home offers the perfect blend of comfort, space, and convenience. Step inside to discover an inviting layout . The kitchen features ample cabinetry and counter space, making meal prep a breeze while staying connected to family and guests. Located in Stafford, this home offers easy access to commuter routes, shopping, dining, and top local amenities. Whether you're heading toward I-95, Quantico, or nearby Fredericksburg, convenience is at your doorstep. Mobile Home is being sold As Is Condition. * * Land Lease 925 Monthly Buyer must be approved by Crystal Lake Community Financing : 21stmortgage Vanderbilt

Key facts

• Easy access
• Ample cabinetry
• Counter space

Tags

• AMPLE CABINETRY
• COUNTER SPACE
• EASY ACCESS
• TOP LOCAL AMENITIES

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• Financial info: Property manager present; Lease not being considered
• HOA & community: Land lease in place (monthly land lease payment of $925; lease years remaining reported as 100); Ground rent paid annually; years remaining reported as 100

Exterior

• Parking: Assigned parking with 4 assigned spaces
• Utilities: Community water; Community septic tank; Municipal trash service
• Home design: Manufactured single-wide home; Combination construction materials; Building is not winterized; Located within city limits; Park name: Crystal Lake
• Construction: Combination construction; Single-wide manufactured home; Above-grade structures present
• Exterior features: Chain link fencing; Two sheds on the property; Ground rent in effect (paid annually)

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; No basement; Two access exits

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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); 344 active listings in the ZIP; 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 $740 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.15% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.02%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $229,898
• List price: $107,000
• Delta: -53.46%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.21% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.67×
• Total profit: $20,133
• Equity at exit: $15,954

10-year hold

• IRR: 24.0%
• Equity multiple: 2.86×
• Total profit: $55,756
• Equity at exit: $9,251

Cash invested: $29,960 (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: 344
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $647

Break-even live

Break-even rent $1,476

Max offer price $107,000

Occupancy floor 67%

Sensitivity live

Price	-10% $721	-5% $684	+0% $647	+5% $610	+10% $574
Rent	-10% $466	-5% $557	+0% $647	+5% $738	+10% $829
Rate	-1.0pp $701	-0.5pp $675	base $647	+0.5pp $620	+1.0pp $592

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $107,000 Active 39 DOM
2. 2026-06-18
   days on market $107,000 Active 36 DOM
3. 2026-06-17
   days on market $107,000 Active 35 DOM
4. 2026-06-16
   days on market $107,000 Active 34 DOM
5. 2026-06-15
   days on market $107,000 Active 33 DOM
6. 2026-06-13
   days on market $107,000 Active 31 DOM
7. 2026-06-13
   days on market $107,000 Active 30 DOM
8. 2026-06-09
   days on market $107,000 Active 27 DOM
9. 2026-06-08
   days on market $107,000 Active 26 DOM
10. 2026-06-07
    days on market $107,000 Active 25 DOM
11. 2026-06-04
    days on market $107,000 Active 22 DOM
12. 2026-06-03
    days on market $107,000 Active 21 DOM
13. 2026-06-02
    days on market $107,000 Active 20 DOM
14. 2026-06-01
    days on market $107,000 Active 19 DOM
15. 2026-05-31
    days on market $107,000 Active 18 DOM
16. 2026-05-13
    listed $107,000 Active 680-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 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $27,546
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$5,654
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$3,113
• Taxable income: $6,774
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $6,144/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 · 26 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior siding, and flooring. Fresh paint and new fixtures would significantly enhance its curb appeal and functionality.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom fixtures — Signs of wear
• Moderate Exterior siding — Weathered appearance
• Moderate Hardwood flooring — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace worn bathroom fixtures — New fixtures improve functionality and appearance
• Both Replace weathered exterior siding — New siding improves curb appeal and durability
• Both Replace worn hardwood flooring — New flooring improves functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom fixtures · Signs of wear	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Hardwood flooring · Signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace worn bathroom fixtures — New fixtures improve functionality and appearance ↑
• Both Replace weathered exterior siding — New siding improves curb appeal and durability ↑
• Both Replace worn hardwood flooring — New flooring improves functionality and appearance ↑

ⓘ 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 — Boswell's Corner

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Boswell's Corner, 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

1 event — show timeline

• 2026-05-13 Listed $107,000 BRIGHT MLS