217 Locust Ave · Colonial Beach, VA 22443

$249,900

2 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 86 Days on market

Built 2017 0.27 ac lot $190/sqft · 16% below area Est $299k · 16% under

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +14.9/15.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into your own private retreat as you enter this beautifully renovated cottage. Gleaming new floors and thoughtfully chosen paint colors create a warm, inviting atmosphere perfect for any occasion. The spacious backyard and side deck offer the ideal setting for lingering summer evenings and crisp spring mornings. Upstairs, the bright and airy attic fills with soft natural light at both dawn and dusk, adding to the home’s charm. Outside, the whimsical light‑blue exterior paired with a cheerful yellow front door sets the tone for the creativity and inspiration found throughout. This lovingly maintained property invites you to imagine endless possibilities in a truly enchanting space.

Key facts

• Spacious backyard
• Bright attic
• Side deck

Tags

• SPACIOUS BACKYARD
• SIDE DECK
• BRIGHT ATTIC
• WHIMSICAL LIGHT BLUE EXTERIOR
• CHEERFUL YELLOW FRONT DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $201k (19.7% below list).
• Recommended offer: $201k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.5% in Colonial Beach — 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 59/100 on livability (#460 in VA) — a working-class tenant base; expect higher turnover. Strengths: schools B, crime B, cost of living B; Watch: amenities F, commute F, health & safety F.
• Colonial Beach Public School District (town): math 42% / reading 68% proficiency, ranked #82 of 131 in VA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 220 units permitted in Westmoreland County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Westmoreland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $200,772 (19.7% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 20% 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. Schools are B-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. 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: 0.80% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 10.4

CMA / ARV

• ARV (median comp): $298,950
• List price: $249,900
• Delta: -16.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Locust Ave	0.10mi	2/2.0	1,440 (+10%)	1mo	$317,600	$221	74
3215 Riverview Dr	0.29mi	2/1.0	1,240 (-6%)	6mo	$525,000	$423	72
2905 Wakefield St	0.17mi	2/2.0	1,376 (+5%)	10mo	$345,000	$251	72
2907 Stratford St	0.24mi	3/2.0 (+1)	1,300 (-1%)	8mo	$360,000	$277	72
219 Santa Maria Ave	0.09mi	3/2.0 (+1)	1,151 (-12%)	3mo	$357,000	$310	64
124 Potomac Ct	0.36mi	3/2.0 (+1)	1,394 (+6%)	10mo	$379,000	$272	56
238 12th St	0.58mi	3/2.0 (+1)	1,366 (+4%)	5mo	$320,000	$234	52
128 11th St	0.65mi	3/2.0 (+1)	1,384 (+5%)	4mo	$322,700	$233	48
145 9th St	0.71mi	3/2.0 (+1)	1,400 (+7%)	2mo	$368,800	$263	45
141 9th St	0.71mi	3/2.0 (+1)	1,400 (+7%)	2mo	$374,800	$268	45
108 Stratford Cir	0.48mi	3/2.0 (+1)	1,488 (+13%)	5mo	$374,900	$252	42
351 9th St	0.73mi	3/2.5 (+1)	1,435 (+9%)	10mo	$359,900	$251	32

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-32,510
• Equity at exit: $37,261

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-18,402
• Equity at exit: $21,607

Cash invested: $69,972 (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 22443

• Active inventory: 197
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $127

Break-even live

Break-even rent $1,846

Max offer price $249,900

Occupancy floor 89%

Sensitivity live

Price	-10% $269	-5% $198	+0% $127	+5% $57	+10% $-314
Rent	-10% $-31	-5% $48	+0% $127	+5% $207	+10% $286
Rate	-1.0pp $253	-0.5pp $191	base $127	+0.5pp $63	+1.0pp $-3

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Mimosa Ave Colonial Beach, VA	3.0	2.0	1060	$1,895	$1.79	24d	1	0.11mi
3214 Riverview Dr Colonial Beach, VA	3.0	1.5	1248	$2,150	$1.72	14d	1	0.27mi
223 7th St Colonial Beach, VA	3.0	2.5	1540	$2,300	$1.49	15d	1	0.78mi
20289 Ridge Rd Colonial Beach, VA	3.0	1.0	878	$1,650	$1.88	20d	1	1.29mi
20287 Ridge Rd Colonial Beach, VA	3.0	1.0	878	$1,650	$1.88	15d	1	1.30mi
520 Jackson St Colonial Beach, VA	3.0	2.0	1200	$2,900	$2.42	12d	1	1.35mi
715 Washington Ave Colonial Beach, VA	2.0	2.0	1100	$2,200	$2.00	14d	1	1.43mi

Listing history 43 events

1. 2026-06-18
   days on market $249,900 Active 86 DOM
2. 2026-06-17
   days on market $249,900 Active 85 DOM
3. 2026-06-16
   days on market $249,900 Active 84 DOM
4. 2026-06-15
   days on market $249,900 Active 83 DOM
5. 2026-06-14
   statusdays on market $249,900 Active 81 DOM
6. 2026-06-07
   statusdays on market $249,900 Active Under Contract 80 DOM
7. 2026-06-05
   days on market $249,900 Active 79 DOM
8. 2026-06-03
   days on market $249,900 Active 78 DOM
9. 2026-06-02
   days on market $249,900 Active 77 DOM
10. 2026-06-01
    days on market $249,900 Active 76 DOM
11. 2026-05-31
    days on market $249,900 Active 75 DOM
12. 2026-05-31
    days on market $249,900 Active 74 DOM
13. 2026-05-12
    price $249,900 700-char remark

    Show marketing remark (700 chars)

    Step into your own private retreat as you enter this beautifully renovated cottage. Gleaming new floors and thoughtfully chosen paint colors create a warm, inviting atmosphere perfect for any occasion. The spacious backyard and side deck offer the ideal setting for lingering summer evenings and crisp spring mornings. Upstairs, the bright and airy attic fills with soft natural light at both dawn and dusk, adding to the home’s charm. Outside, the whimsical light‑blue exterior paired with a cheerful yellow front door sets the tone for the creativity and inspiration found throughout. This lovingly maintained property invites you to imagine endless possibilities in a truly enchanting space.

14. 2026-03-17
    listed $269,900 Active 700-char remark

    Show marketing remark (700 chars)

    Step into your own private retreat as you enter this beautifully renovated cottage. Gleaming new floors and thoughtfully chosen paint colors create a warm, inviting atmosphere perfect for any occasion. The spacious backyard and side deck offer the ideal setting for lingering summer evenings and crisp spring mornings. Upstairs, the bright and airy attic fills with soft natural light at both dawn and dusk, adding to the home’s charm. Outside, the whimsical light‑blue exterior paired with a cheerful yellow front door sets the tone for the creativity and inspiration found throughout. This lovingly maintained property invites you to imagine endless possibilities in a truly enchanting space.

15. 2025-12-31
    historical
16. 2025-07-10
    listed $300,000 Active
17. 2025-07-09
    historical
18. 2022-03-23
    soldstatus $255,000
19. 2022-03-22
    soldstatus $255,000 Closed
20. 2022-03-22
    soldstatus $255,000
21. 2022-02-22
    historical Active Under Contract
22. 2022-02-18
    listed $255,000
23. 2022-02-17
    listed $255,000 Active
24. 2021-12-02
    soldstatus $150,000
25. 2009-09-08
    historical
26. 2009-09-08
    historical
27. 2009-06-18
    listed
28. 2009-06-18
    listed $135,000
29. 2009-06-09
    historical
30. 2009-06-08
    historical
31. 2009-06-01
    price
32. 2009-05-29
    listed
33. 2009-05-29
    listed $135,000
34. 2006-09-05
    soldstatus $160,000
35. 2006-09-01
    soldstatus $160,000
36. 2006-07-31
    historical
37. 2006-03-21
    listed $170,000
38. 2004-07-15
    soldstatus $125,000
39. 2004-07-15
    soldstatus $125,000
40. 2004-06-19
    historical
41. 2004-06-02
    historical
42. 2004-05-07
    listed $125,000
43. 2004-05-04
    listed $125,000

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$1,521/yr (+$127/mo · 288.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,093
• − Mortgage interest: −$13,998
• − Property taxes: −$528
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$7,270
• Taxable loss: −$2,808
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $2,204/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: Colonial Beach Public School District
• NCES district ID: 5100930
• Math proficiency: 42% ▼ -35.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $45,397
• Composite: 46.38/100
• National rank: #2459
• State rank: #82 of 131 in VA

Livability — Colonial Beach

• Score: 59/100
• State rank: #460
• US rank: #19615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colonial Beach, VA
• County: Westmoreland County · 10,011 people
• City population: 10,011
• Metro: nan
• Population (ZIP): 10,011
• Household income: $64,810
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 126.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 17,643 people
• By 2030: 17,520 · -0.7%
• By 2040: 17,041 · -3.4%
• By 2050: 16,397 · -7.1%
• By 2075: 15,012 · -14.9%
• By 2100: 12,917 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Westmoreland

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -24.5pp toward R · 2008: 10.2pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+8.2 2016: R+7.3 2012: D+0.5 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.23%
• Current HPI: 152.1518
• Rent YoY: —
• Metro: nan
• 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

+99.9% since first listed

31 events — show timeline

• 2026-05-12 Price Changed $249,900 BRIGHT MLS
• 2026-03-17 Listed $269,900 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-07-10 Listed $300,000 BRIGHT MLS
• 2025-07-09 Coming Soon — BRIGHT MLS
• 2022-03-23 Sold (Public Records) $255,000 Public Records
• 2022-03-22 Sold (MLS) $255,000 NNAR
• 2022-03-22 Sold (MLS) $255,000 BRIGHT MLS
• 2022-02-22 Contingent — BRIGHT MLS
• 2022-02-18 Listed $255,000 NNAR
• 2022-02-17 Listed $255,000 BRIGHT MLS
• 2021-12-02 Sold (Public Records) $150,000 Public Records
• 2009-09-08 Delisted — MRIS
• 2009-09-08 Listing Removed — BRIGHT MLS
• 2009-06-18 Listed — MRIS
• 2009-06-18 Listed $135,000 BRIGHT MLS
• 2009-06-09 Delisted — MRIS
• 2009-06-08 Listing Removed — BRIGHT MLS
• 2009-06-01 Price Changed — MRIS
• 2009-05-29 Listed — MRIS
• 2009-05-29 Listed $135,000 BRIGHT MLS
• 2006-09-05 Sold (Public Records) $160,000 Public Records
• 2006-09-01 Sold (MLS) $160,000 MRIS
• 2006-07-31 Delisted — MRIS
• 2006-03-21 Listed $170,000 MRIS
• 2004-07-15 Sold (MLS) $125,000 MRIS
• 2004-07-15 Sold (MLS) $125,000 MRIS
• 2004-06-19 Delisted — MRIS
• 2004-06-02 Delisted — MRIS
• 2004-05-07 Listed $125,000 MRIS
• 2004-05-04 Listed $125,000 MRIS

Property tax history

+3.1%/yr

Latest (2025): $528 · +0.0% YoY. Source: county tax records.