7720 Courthouse Rd · Spotsylvania Courthouse, VA 22551

$325,000

3 bd · 1.5 ba · 1,494 sqft · SingleFamily public records · 13 Days on market

Built 1962 2.00 ac lot Est $445k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +5.6/10.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your opportunity to have country living in just under 30 minutes from Fredericksburg! This charming home rests atop 2 private ac. only minutes from the Spotsy Courthouse. The owners have added numerous loving touches to this sun-filled cape cod such as polished wood floors, an enclosed porch, a deck overlooking the woods and new paint. It's ready for it's next owners. Don't miss this one!

Key facts

• 2 acre lot
• Built 1962
• Listed 13 days

Property features AI

Finance

• Other: Ownership: Fee simple; Pets allowed with no pet restrictions

Exterior

• Parking: Circular driveway; Driveway parking
• Utilities: Well water; On-site septic; Hot water: bottled gas
• Home design: Detached property; Above-grade living space present
• Construction: Vinyl siding; Crawl space foundation; Above-grade and below-grade structures
• Exterior features: Partly wooded lot; Deck(s); Brick outdoor living elements; Shed and run-in shed; Not in a federal flood zone

Interior

• Kitchen: Electric oven/range; Double oven; Refrigerator; Dishwasher
• Bedrooms: Two main-level bedrooms; One bedroom on the upper level
• Flooring: Wood floors
• Bathrooms: One full bathroom on the main level; One half bathroom on the upper level
• Heating & cooling: Heat pump(s); Wood and electric heating fuel; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Wood floors; Living room; Dining room; Breakfast room; Has fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $43 ($519/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 $254k (21.9% below list).
• Recommended offer: $254k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Spotsylvania Courthouse — 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 70/100 on livability (#228 in VA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: cost of living C-, amenities F, commute F.
• Spotsylvania County Public School District (rural): math 54% / reading 71% proficiency, ranked #38 of 131 in VA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Spotsylvania Elementary (math 65% / reading 72%, grade B+, #357 of 1,108 statewide, top 33%, 588 students, 48% FRL); Post Oak Middle (math 48% / reading 63%, grade B-, #186 of 342 statewide, top 55%, 665 students, 64% FRL); Spotsylvania High (math 41% / reading 81%, grade C+, #242 of 319 statewide, top 76%, 1,388 students, 66% FRL) — zoned schools average 59% FRL vs 30% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 199 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 707 units permitted in Spotsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Spotsylvania County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $175k; list at $325k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,717 (21.9% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $445,212
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Jeans Dr	0.59mi	3/2.0	1,344 (-10%)	2mo	$400,000	$298	52

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-50,045
• Equity at exit: $48,459

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-40,585
• Equity at exit: $28,100

Cash invested: $91,000 (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 22551

• Home prices YoY: -19.6%
• Active inventory: 199
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,537 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $43

Break-even live

Break-even rent $2,482

Max offer price $325,000

Occupancy floor 93%

Sensitivity live

Price	-10% $227	-5% $135	+0% $43	+5% $-49	+10% $-141
Rent	-10% $-157	-5% $-57	+0% $43	+5% $143	+10% $244
Rate	-1.0pp $207	-0.5pp $126	base $43	+0.5pp $-41	+1.0pp $-127

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8430 Courthouse Rd Spotsylvania, VA	3.0	1.5	1200	$2,095	$1.75	24d	1	1.44mi
8430 Courthouse Rd Spotsylvania, VA	3.0	1.5	1200	$1,995	$1.66	7d	1	1.44mi

Listing history 10 events

1. 2026-06-02
   days on market $325,000 Coming Soon 13 DOM
2. 2026-06-01
   days on market $325,000 Coming Soon 12 DOM
3. 2026-05-31
   days on market $325,000 Coming Soon 11 DOM
4. 2026-05-20
   historical $325,000
5. 2015-03-18
   soldstatus $175,000
6. 2015-03-17
   historical 398-char remark

   Show marketing remark (398 chars)

   Here's your opportunity to have country living in just under 30 minutes from Fredericksburg! This charming home rests atop 2 private ac. only minutes from the Spotsy Courthouse. The owners have added numerous loving touches to this sun-filled cape cod such as polished wood floors, an enclosed porch, a deck overlooking the woods and new paint. It's ready for it's next owners. Don't miss this one!

7. 2015-03-16
   soldstatus $175,000 Sold 398-char remark

   Show marketing remark (398 chars)

   Here's your opportunity to have country living in just under 30 minutes from Fredericksburg! This charming home rests atop 2 private ac. only minutes from the Spotsy Courthouse. The owners have added numerous loving touches to this sun-filled cape cod such as polished wood floors, an enclosed porch, a deck overlooking the woods and new paint. It's ready for it's next owners. Don't miss this one!

8. 2015-03-16
   soldstatus $175,000 398-char remark

   Show marketing remark (398 chars)

   Here's your opportunity to have country living in just under 30 minutes from Fredericksburg! This charming home rests atop 2 private ac. only minutes from the Spotsy Courthouse. The owners have added numerous loving touches to this sun-filled cape cod such as polished wood floors, an enclosed porch, a deck overlooking the woods and new paint. It's ready for it's next owners. Don't miss this one!

9. 2015-01-31
   status Contract 398-char remark

   Show marketing remark (398 chars)

   Here's your opportunity to have country living in just under 30 minutes from Fredericksburg! This charming home rests atop 2 private ac. only minutes from the Spotsy Courthouse. The owners have added numerous loving touches to this sun-filled cape cod such as polished wood floors, an enclosed porch, a deck overlooking the woods and new paint. It's ready for it's next owners. Don't miss this one!

10. 2015-01-26
    listed $170,000 Active 398-char remark

    Show marketing remark (398 chars)

    Here's your opportunity to have country living in just under 30 minutes from Fredericksburg! This charming home rests atop 2 private ac. only minutes from the Spotsy Courthouse. The owners have added numerous loving touches to this sun-filled cape cod such as polished wood floors, an enclosed porch, a deck overlooking the woods and new paint. It's ready for it's next owners. Don't miss this one!

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $2,665 · $222/mo
• Expected delta: +$1,209/yr (+$101/mo · 83.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,446
• − Mortgage interest: −$18,205
• − Property taxes: −$1,456
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − Depreciation: −$9,455
• Taxable loss: −$5,166
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $1,759/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: Spotsylvania County Public School District
• NCES district ID: 5103640
• Math proficiency: 54% ▼ -25.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $78,321
• Composite: 55.79/100
• National rank: #1213
• State rank: #38 of 131 in VA

Livability — Spotsylvania Courthouse

• Score: 70/100
• State rank: #228
• US rank: #7688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spotsylvania County · 138,364 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 24,146
• Household income: $110,370
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 176.0

Population outlook (Spotsylvania County) Hauer SSP2

• Today (2025): 146,292 people
• By 2030: 153,092 · +4.6%
• By 2040: 164,270 · +12.3%
• By 2050: 171,000 · +16.9%
• By 2075: 183,080 · +25.1%
• By 2100: 180,412 · +23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 10% Hispanic / Latino 8% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 5% Romanian 4% Slovak 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Spotsylvania

• 2024 margin: Lean R (+8.6) · D 45.1% · R 53.7% · Other 1.2%
• 2008→2024 swing: -1.7pp toward R · 2008: -6.9pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.8 2016: R+16.8 2012: R+11.5 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.42%
• Current HPI: 284.319
• Rent YoY: —
• 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

+91.2% since first listed

7 events — show timeline

• 2026-05-20 Coming Soon $325,000 BRIGHT MLS
• 2015-03-18 Sold (Public Records) $175,000 Public Records
• 2015-03-17 Delisted — MRIS
• 2015-03-16 Sold (MLS) $175,000 BRIGHT MLS
• 2015-03-16 Sold (MLS) $175,000 MRIS
• 2015-01-31 Pending — MRIS
• 2015-01-26 Listed $170,000 MRIS

Property tax history

+1.5%/yr

Latest (2025): $1,456 · +0.0% YoY. Source: county tax records.