1059 Regent Rd · Weems, VA 23169

$82,500

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 17 Days on market

Built 1960 0.66 ac lot

---

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 +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL! DO NOT DISTURB TENANT. Do not walk the property, enter the lot, or approach the residence without prior authorization and a confirmed appointment through the listing agent. Trespassing is strictly prohibited. Rare opportunity to acquire a 3-bedroom, 2-bath ranch situated on a 0.66-acre lot in Middlesex County. Property is being offered below current tax-assessed value and presents significant upside potential for investors, renovators, or those seeking their next value-add project. The home is currently tenant occupied and will require the purchaser to address occupancy after settlement. Buyers should perform their own due diligence regarding possession strategies and time

Key facts

• 0.66 acre lot
• Built 1960
• Listed 17 days

Property features AI

Finance

• Other: Year built estimated

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system sized to number of bedrooms
• Home design: Detached property; Fee simple ownership
• Construction: Vinyl siding; Concrete perimeter foundation; Above-grade structure
• Exterior features: No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Heat pump(s); Oil-fired hot water
• Interior features: Estimated living area; Unfinished basement

🏷️ Possibly a rental listed for sale. The $82,500 price doesn't fit this home's estimated sale value (~$213,520) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 1.2% in Weems — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Middlesex County Public School District (rural): math 45% / reading 59% proficiency, ranked #90 of 131 in VA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Middlesex Elementary (math 40% / reading 53%, grade D-, #817 of 1,108 statewide, top 74%, 611 students, 97% FRL); St. Clare Walker Middle (math 33% / reading 57%, grade D, #274 of 342 statewide, top 81%, 287 students, 87% FRL); Middlesex High (math 92% / reading 82%, grade A, #16 of 319 statewide, top 5%, 346 students, 99% FRL) — zoned schools average 94% FRL vs 44% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 97 units permitted in Middlesex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $570 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Middlesex County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.70% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.59%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $213,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Regent Rd	0.25mi	3/1.0	1,360 (0%)	12mo	$120,300	$88	74
1642 Regent Rd	0.57mi	3/1.0	1,305 (-4%)	23mo	$205,000	$157	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.25×
• Total profit: $28,783
• Equity at exit: $17,249

10-year hold

• IRR: 33.7%
• Equity multiple: 4.36×
• Total profit: $77,544
• Equity at exit: $15,927

Cash invested: $23,100 (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 23169

• Home prices YoY: -0.5%
• Active inventory: 15
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $589

Break-even live

Break-even rent $660

Max offer price $82,500

Occupancy floor 53%

Sensitivity live

Price	-10% $636	-5% $612	+0% $589	+5% $566	+10% $542
Rent	-10% $478	-5% $533	+0% $589	+5% $644	+10% $700
Rate	-1.0pp $630	-0.5pp $610	base $589	+0.5pp $568	+1.0pp $546

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $82,500 Active 17 DOM
2. 2026-06-21
   days on market $82,500 Active 16 DOM
3. 2026-06-18
   price $82,500 Active 14 DOM
4. 2026-06-18
   days on market $87,500 Active 14 DOM
5. 2026-06-17
   days on market $87,500 Active 13 DOM
6. 2026-06-16
   days on market $87,500 Active 12 DOM
7. 2026-06-15
   days on market $87,500 Active 11 DOM
8. 2026-06-15
   days on market $87,500 Active 10 DOM
9. 2026-06-13
   days on market $87,500 Active 9 DOM
10. 2026-06-12
    pricedays on market $87,500 Active 8 DOM
11. 2026-06-09
    days on market $95,000 Active 5 DOM
12. 2026-06-08
    days on market $95,000 Active 4 DOM
13. 2026-06-08
    days on market $95,000 Active 3 DOM
14. 2026-06-07
    remarks 699-char remark
15. 2026-06-07
    listed $95,000 Active 2 DOM

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$24/yr (+$2/mo · 3.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,866
• − Mortgage interest: −$4,621
• − Property taxes: −$653
• − Insurance: −$412
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,400
• Taxable income: $6,081
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,608/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: Middlesex County Public School District
• NCES district ID: 5102490
• Math proficiency: 45% ▼ -35.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,986
• Composite: 44.58/100
• National rank: #2783
• State rank: #90 of 131 in VA

Livability — Weems

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

Census & demographics

• Population (ZIP): 975

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 9,829 people
• By 2030: 9,340 · -5.0%
• By 2040: 8,411 · -14.4%
• By 2050: 7,795 · -20.7%
• By 2075: 7,471 · -24.0%
• By 2100: 7,049 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Asian 4% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 4% Romanian 4% German 2%
• Foreign-born: 9% · China
• Languages at home: 86% English-only · Spanish 4% Russian/Polish/Slavic 4% Chinese 4%

Political lean MEDSL · Middlesex

• 2024 margin: Strong R (+27.4) · D 35.9% · R 63.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -19.2pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+25.1 2016: R+26.0 2012: R+20.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.68%
• Current HPI: 324.5634
• Rent YoY: —
• Metro: —
• 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

• 2026-06-04 Listed $95,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $653 · +0.0% YoY. Source: county tax records.