349 Morris Ln · West Point, VA 23156

$165,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 3 Days on market

Built 2001 3.25 ac lot

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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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * GREAT DEAL ALERT * * * INVESTOR SPECIAL * * * WILL NOT QUALIFY FOR LOAN * * * Property sold strictly AS-IS. * * * Nestled on a picturesque 3.3-acre lot with a park-like setting, this beautifully updated home offers the perfect blend of privacy, comfort, and convenience. Whether you're hosting family gatherings, enjoying outdoor activities, or relaxing around a bonfire, there's plenty of room to spread out and enjoy the outdoors. Inside, you'll find a bright and inviting open floor plan featuring fresh paint throughout, new LVP flooring, and a beautifully updated kitchen with brand-new cabinets. Offering 3 bedrooms, 2 full bathrooms, and approximately 1,500 square fee

Key facts

• 3.25 acre lot
• Built 2001
• Listed 3 days

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property
• Construction: Built with block, drywall, and vinyl siding; Shingle roof; Crawl space foundation; Year built recorded as actual
• Exterior features: Front porch; Stoop; Level topography; Dead-end lot; Wooded lot; Cul-de-sac

Interior

• Kitchen: Kitchen island; Eat-in kitchen; Breakfast area; Laminate counters
• Bedrooms: Main level bedroom(s)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary or one bath includes tub and shower
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Wall unit(s) for cooling
• Interior features: Bedroom on main level; Breakfast area; Dining area / separate formal dining room; Double vanity in bath; Eat-in kitchen; Kitchen island; Laminate counters; Primary bedroom with bath on main level; Recessed lighting; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $37 ($446/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 $131k (20.6% below list).
• Recommended offer: $131k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in West Point — 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 76/100 on livability (#111 in VA, #3,458 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• King And Queen County Public School District (rural): math 35% / reading 63% proficiency, ranked #101 of 131 in VA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 36 units permitted in King and Queen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• King and Queen County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $85k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $165k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $131,038 (20.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.79% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.64×
• Total profit: $29,554
• Equity at exit: $82,042

10-year hold

• IRR: 12.4%
• Equity multiple: 3.01×
• Total profit: $93,018
• Equity at exit: $132,915

Cash invested: $46,200 (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 23156

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $37

Break-even live

Break-even rent $1,263

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $131	-5% $84	+0% $37	+5% $-10	+10% $-56
Rent	-10% $-66	-5% $-15	+0% $37	+5% $89	+10% $141
Rate	-1.0pp $120	-0.5pp $79	base $37	+0.5pp $-6	+1.0pp $-49

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   statusdays on market $165,000 Pending 3 DOM
2. 2026-06-09
   days on market $165,000 Coming Soon 4 DOM
3. 2026-06-08
   days on market $165,000 Coming Soon 3 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $165,000 Coming Soon 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: $769 · $64/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$584/yr (+$49/mo · 76.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $15,725
• − Mortgage interest: −$9,243
• − Property taxes: −$769
• − Insurance: −$825
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,800
• Taxable loss: −$2,427
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,028/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: King And Queen County Public School District
• NCES district ID: 5102070
• Math proficiency: 35% ▼ -43.00%
• Reading proficiency: 63% ▼ -16.00%
• Median HH income: $48,744
• Composite: 41.72/100
• National rank: #3406
• State rank: #101 of 131 in VA

Livability — West Point

• Score: 76/100
• State rank: #111
• US rank: #3458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,249

Population outlook (King and Queen County) Hauer SSP2

• Today (2025): 7,714 people
• By 2030: 7,878 · +2.1%
• By 2040: 8,020 · +4.0%
• By 2050: 8,011 · +3.9%
• By 2075: 8,117 · +5.2%
• By 2100: 7,746 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 29% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · King and Queen

• 2024 margin: Strong R (+25.7) · D 36.8% · R 62.5%
• 2008→2024 swing: -29.9pp toward R · 2008: 4.2pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+20.9 2016: R+16.8 2012: R+3.3 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 176.06
• 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

+65.0% since first listed

8 events — show timeline

• 2026-06-05 Coming Soon $165,000 CVRMLS
• 2026-04-08 Listed $250,000 CVRMLS
• 2026-04-06 Listing Removed — CVRMLS
• 2025-10-15 Listed $239,950 CVRMLS
• 2009-09-15 Sold (MLS) $109,000 CVRMLS
• 2009-09-15 Sold (MLS) $109,000 CVRMLS
• 2008-11-19 Listed $100,000 CVRMLS
• 2008-11-19 Listed $100,000 CVRMLS

Property tax history

+2.2%/yr

Latest (2025): $769 · +4.0% YoY. Source: county tax records.