113 Low Ridge Rd · Williamsburg, VA 23185

$370,000

3 bd · 2.5 ba · 1,727 sqft · SingleFamily public records · 25 Days on market

Built 2000 7,840 sqft lot Est $411k · 10% under $21/mo HOA · 1% of rent

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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).

• ARV discount +12.0/15.0
• Cash flow +9.4/30.0
• Schools +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful well cared for home. Open and bright floor plan. Eat in kitchen open to family room. Bonus room over garage. Generous size bedrooms. Fenced and private back yard.

Key facts

• New heat pump
• Private backyard
• Updated kitchen

Tags

• OPEN CONCEPT FLOORPLAN
• UPDATED KITCHEN
• FULL LAUNDRY ROOM
• PRIVATE BACKYARD
• NEW ROOF
• NEW HEAT PUMP

Property features AI

Finance

• Other: Lot size approximately 0.18 acres
• HOA & community: Homeowners association present; Monthly HOA fee of $21

Exterior

• Parking: Attached 1-car garage; Additional driveway parking; Off-street parking
• Utilities: City/County water; City/County sewer; Electric service
• Home design: Detached home; Transitional style; Two stories; Slab foundation; Facing information not provided
• Construction: Asphalt shingle roof; Vinyl exterior; Slab foundation
• Exterior features: Vinyl siding; Back privacy fence; Storage shed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Pantry; Breakfast area adjacent to kitchen
• Bedrooms: Master bedroom on 2nd floor (ensuite); Additional bedroom(s)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump for heating and cooling; Electric water heater
• Interior features: Carpet and laminate flooring; Attic; Breakfast area; Pantry; Utility room; Master bedroom with bath
• Laundry & utility: Washer and dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (29.6% below list).
• Recommended offer: $261k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• York County Public School District (suburban): math 77% / reading 87% proficiency, ranked #3 of 131 in VA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Magruder Elementary (math 68% / reading 78%, grade A, #259 of 1,108 statewide, top 24%, 663 students, 47% FRL); Bruton High (math 62% / reading 87%, grade B+, #107 of 319 statewide, top 37%, 711 students, 42% FRL) — zoned schools average 44% FRL vs 15% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 389 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 187 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• York County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $259k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $260,564 (29.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $411,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Old Hollow Rd	0.18mi	3/2.5	1,725 (-0%)	1mo	$410,000	$238	91
207 Paynes Rd	0.19mi	3/2.5	1,820 (+5%)	19mo	$373,000	$205	66
114 Makayla Dr	0.48mi	4/2.5 (+1)	1,711 (-1%)	8mo	$425,000	$248	64
702 Parchment Blvd	0.54mi	3/2.0	1,824 (+6%)	7mo	$469,900	$258	57
105 Lamplighter Pl	0.67mi	3/3.0	1,807 (+5%)	6mo	$425,000	$235	54
150 Banneker Dr	0.74mi	3/2.0	1,709 (-1%)	9mo	$270,000	$158	54
210 Linfoot Ct	0.69mi	3/2.5	1,851 (+7%)	9mo	$437,351	$236	48
601 Clements Mill Trce	0.63mi	4/2.5 (+1)	1,823 (+6%)	11mo	$470,000	$258	47
407 Clements Mill Trce	0.40mi	3/2.5	1,960 (+14%)	16mo	$360,000	$184	46
117 Makayla Dr	0.46mi	4/2.5 (+1)	1,910 (+11%)	14mo	$465,000	$243	44
123 Makayla Dr	0.47mi	4/2.5 (+1)	1,928 (+12%)	12mo	$475,000	$246	44
609 Tam O Shanter Blvd	0.67mi	4/2.5 (+1)	1,899 (+10%)	6mo	$424,000	$223	42

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: -19.3%
• Equity multiple: 0.31×
• Total profit: $-71,084
• Equity at exit: $55,168

10-year hold

• IRR: -8.4%
• Equity multiple: 0.43×
• Total profit: $-58,717
• Equity at exit: $31,991

Cash invested: $103,600 (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: 389
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,606 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$209 /mo · $2,508/yr
• Insurance: −$154
• HOA: −$21
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-266

Break-even live

Break-even rent $2,942

Max offer price $322,997

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-161	+0% $-266	+5% $-371	+10% $-476
Rent	-10% $-472	-5% $-369	+0% $-266	+5% $-163	+10% $-60
Rate	-1.0pp $-80	-0.5pp $-172	base $-266	+0.5pp $-362	+1.0pp $-459

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Starkey Pl Williamsburg, VA	4.0	2.5	2168	$2,995	$1.38	45d	1	0.48mi
1200 Marquis Pkwy Williamsburg, VA	1.0–3.0	1.0–2.0	1025	$3,263	$3.18	3d	32	0.83mi
1183 Penniman Rd Williamsburg, VA	3.0	2.0	1098	$2,075	$1.89	3d	1	0.99mi
612 Queens Creek Rd Williamsburg, VA	3.0	2.5	2108	$2,495	$1.18	3d	1	1.00mi
105 Chardonnay Rd Williamsburg, VA	3.0	2.5	1720	$2,895	$1.68	45d	1	1.19mi
104 Merlot Dr Williamsburg, VA	3.0	3.0	1467	$2,350	$1.60	45d	1	1.27mi
304 Brittania Dr Williamsburg, VA	3.0	2.5	1545	$2,650	$1.72	13d	1	1.30mi
112 Semple Rd Unit NA Williamsburg, VA	3.0	2.0	1120	$2,100	$1.88	3d	1	1.32mi
113 Ironsmith Way Williamsburg, VA	3.0	2.5	2249	$2,750	$1.22	9d	1	1.38mi
1574 Green Hill St Williamsburg, VA	3.0	3.5	1867	$2,695	$1.44	3d	1	1.40mi
4050 Battery Blvd Williamsburg, VA	1.0–3.0	1.0–2.0	1097	$2,488	$2.27	3d	18	1.40mi
211 Hubbard Ln Williamsburg, VA	3.0	1.0	1267	$1,800	$1.42	18d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 15 events

1. 2026-06-16
   statusdays on market $370,000 Under Contract 25 DOM
2. 2026-06-15
   days on market $370,000 Active Under Contract 24 DOM
3. 2026-06-13
   days on market $370,000 Active Under Contract 22 DOM
4. 2026-06-09
   days on market $370,000 Active Under Contract 18 DOM
5. 2026-06-08
   days on market $370,000 Active Under Contract 17 DOM
6. 2026-06-07
   days on market $370,000 Active Under Contract 16 DOM
7. 2026-06-03
   days on market $370,000 Active Under Contract 12 DOM
8. 2026-06-02
   days on market $370,000 Active Under Contract 11 DOM
9. 2026-06-01
   days on market $370,000 Active Under Contract 10 DOM
10. 2026-05-31
    days on market $370,000 Active Under Contract 9 DOM
11. 2026-05-22
    listed $370,000 Active
12. 2026-02-17
    soldstatus $259,000
13. 2015-05-04
    soldstatus $214,000
14. 2015-05-01
    soldstatus $214,000 172-char remark

    Show marketing remark (172 chars)

    Wonderful well cared for home. Open and bright floor plan. Eat in kitchen open to family room. Bonus room over garage. Generous size bedrooms. Fenced and private back yard.

15. 2015-03-06
    listed $214,900 172-char remark

    Show marketing remark (172 chars)

    Wonderful well cared for home. Open and bright floor plan. Eat in kitchen open to family room. Bonus room over garage. Generous size bedrooms. Fenced and private back yard.

ⓘ 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: $2,508 · $209/mo
• Projected year-2 tax: $3,034 · $253/mo
• Expected delta: +$526/yr (+$44/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $31,268
• − Mortgage interest: −$20,726
• − Property taxes: −$2,508
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − HOA: −$252
• − Depreciation: −$10,764
• Taxable loss: −$9,835
• Est. tax savings @ 24.0%: +$2,360
• After-tax cash flow: $-832/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: York County Public School District
• NCES district ID: 5104150
• Math proficiency: 77% ▼ -15.00%
• Reading proficiency: 87% ▼ -1.00%
• Median HH income: $81,985
• Composite: 72.34/100
• National rank: #202
• State rank: #3 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

• 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 (York County) Hauer SSP2

• Today (2025): 75,000 people
• By 2030: 78,122 · +4.2%
• By 2040: 83,329 · +11.1%
• By 2050: 87,381 · +16.5%
• By 2075: 99,308 · +32.4%
• By 2100: 101,751 · +35.7%

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 · York

• 2024 margin: Lean R (+6.1) · D 46.3% · R 52.4% · Other 1.3%
• 2008→2024 swing: +11.9pp toward D · 2008: -18.1pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.6 2016: R+17.1 2012: R+20.7 2008: R+18.1

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

+72.2% since first listed

5 events — show timeline

• 2026-05-22 Listed $370,000 REINMLS
• 2026-02-17 Sold (Public Records) $259,000 Public Records
• 2015-05-04 Sold (Public Records) $214,000 Public Records
• 2015-05-01 Sold (MLS) $214,000 WMLS
• 2015-03-06 Listed $214,900 WMLS

Property tax history

+3.6%/yr

Latest (2025): $2,508 · +16.0% YoY. Source: county tax records.