877 Campers Ln · Lake Land'Or, VA 22546

$304,999

4 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 33 Days on market

Built 2005 $183/sqft · 17% below area Est $368k · 17% under $131/mo HOA · 5% of rent

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lake Land’Or—where opportunity meets value! This 3-bedroom, 2-bath split foyer sits on a spacious lot and offers the perfect chance to build instant equity. Featuring a fenced-in backyard ideal for pets, play, or entertaining, this home also includes a potential 4th bedroom (not to code) for added flexibility. Priced approximately $40,000 below market value, this is a rare find for buyers looking to customize and create their dream home. With some cosmetic updates like carpet and paint, you can truly make this home your own. Being sold AS-IS, this property is perfect for savvy buyers, investors, or anyone looking to take advantage of renovation financing. Ask about the FHA 203(k) rehab loan—a powerful tool that allows you to finance both the purchase and renovations, making your vision a reality for less than you might think! Don’t miss this chance to own in a sought-after community at an unbeatable price—schedule your showing today and unlock the potential! Key Features & Highlights: Split foyer design with versatile living spaces Large lot with endless possibilities Fully fenced backyard – perfect for entertaining & pets Bonus room / potential 4th bedroom (not to code) Access to lake, beaches, and community amenities Convenient location with easy access to major routes This is a must-see opportunity to own in one of the area's most sought-after lake communities—don’t miss your chance to call this one home!

Key facts

• Community pool
• Built 2005
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $266k (12.8% below list).
• Recommended offer: $266k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Lake Land'Or — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Caroline County Public School District (rural): math 39% / reading 62% proficiency, ranked #95 of 131 in VA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 318 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($89k/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 $9k of value loss. Plan a longer hold.
• Caroline County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $138k; list at $305k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 20% 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 $265,809 (12.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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: 0.87% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $368,300
• List price: $304,999
• Delta: -17.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
887 Campers Ln	0.08mi	4/2.5	1,589 (-5%)	3mo	$375,000	$236	84
227 Cedar Ridge Dr	0.19mi	3/2.0 (-1)	1,614 (-3%)	2mo	$350,000	$217	79
621 Clover Hill Dr	0.10mi	4/2.5	1,589 (-5%)	8mo	$375,000	$236	79
880 Campers Ln	0.07mi	3/3.0 (-1)	1,800 (+8%)	8mo	$391,297	$217	69
853 Campers Ln	0.23mi	3/2.0 (-1)	1,656 (-1%)	23mo	$365,000	$220	64
228 Cedar Ridge Dr	0.23mi	3/3.0 (-1)	1,814 (+9%)	10mo	$357,000	$197	57
16352 Bullocks Rd	0.50mi	3/2.0 (-1)	1,518 (-9%)	2mo	$420,000	$277	55
520 Redground Dr	0.62mi	3/3.0 (-1)	1,743 (+4%)	5mo	$415,000	$238	50
344 Land Or Dr	0.74mi	3/2.0 (-1)	1,692 (+1%)	10mo	$395,000	$233	50
234 Marday Dr	0.65mi	3/2.0 (-1)	1,596 (-4%)	12mo	$327,000	$205	47

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-42,525
• Equity at exit: $45,476

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-28,235
• Equity at exit: $26,371

Cash invested: $85,400 (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 22546

• Home prices YoY: -2.9%
• Active inventory: 278
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$127
• HOA: −$131
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $109

Break-even live

Break-even rent $2,520

Max offer price $304,999

Occupancy floor 91%

Sensitivity live

Price	-10% $281	-5% $195	+0% $109	+5% $22	+10% $-64
Rent	-10% $-101	-5% $4	+0% $109	+5% $214	+10% $319
Rate	-1.0pp $262	-0.5pp $186	base $109	+0.5pp $30	+1.0pp $-51

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Sea Cliff Dr Ruther Glen, VA	3.0	2.0	1754	$2,550	$1.45	0d	1	0.98mi

HOA detail

• Monthly dues: $131 · $1,572/yr

Listing history 32 events

1. 2026-05-07
   price $304,999 1502-char remark

   Show marketing remark (1502 chars)

   Welcome to Lake Land’Or—where opportunity meets value! This 3-bedroom, 2-bath split foyer sits on a spacious lot and offers the perfect chance to build instant equity. Featuring a fenced-in backyard ideal for pets, play, or entertaining, this home also includes a potential 4th bedroom (not to code) for added flexibility. Priced approximately $40,000 below market value, this is a rare find for buyers looking to customize and create their dream home. With some cosmetic updates like carpet and paint, you can truly make this home your own. Being sold AS-IS, this property is perfect for savvy buyers, investors, or anyone looking to take advantage of renovation financing. Ask about the FHA 203(k) rehab loan—a powerful tool that allows you to finance both the purchase and renovations, making your vision a reality for less than you might think! Don’t miss this chance to own in a sought-after community at an unbeatable price—schedule your showing today and unlock the potential! Key Features & Highlights: Split foyer design with versatile living spaces Large lot with endless possibilities Fully fenced backyard – perfect for entertaining & pets Bonus room / potential 4th bedroom (not to code) Access to lake, beaches, and community amenities Convenient location with easy access to major routes This is a must-see opportunity to own in one of the area's most sought-after lake communities—don’t miss your chance to call this one home!

2. 2026-04-23
   listed $309,999 Active 1502-char remark

   Show marketing remark (1502 chars)

   Welcome to Lake Land’Or—where opportunity meets value! This 3-bedroom, 2-bath split foyer sits on a spacious lot and offers the perfect chance to build instant equity. Featuring a fenced-in backyard ideal for pets, play, or entertaining, this home also includes a potential 4th bedroom (not to code) for added flexibility. Priced approximately $40,000 below market value, this is a rare find for buyers looking to customize and create their dream home. With some cosmetic updates like carpet and paint, you can truly make this home your own. Being sold AS-IS, this property is perfect for savvy buyers, investors, or anyone looking to take advantage of renovation financing. Ask about the FHA 203(k) rehab loan—a powerful tool that allows you to finance both the purchase and renovations, making your vision a reality for less than you might think! Don’t miss this chance to own in a sought-after community at an unbeatable price—schedule your showing today and unlock the potential! Key Features & Highlights: Split foyer design with versatile living spaces Large lot with endless possibilities Fully fenced backyard – perfect for entertaining & pets Bonus room / potential 4th bedroom (not to code) Access to lake, beaches, and community amenities Convenient location with easy access to major routes This is a must-see opportunity to own in one of the area's most sought-after lake communities—don’t miss your chance to call this one home!

3. 2026-04-20
   price $309,999 1502-char remark

   Show marketing remark (1502 chars)

   Welcome to Lake Land’Or—where opportunity meets value! This 3-bedroom, 2-bath split foyer sits on a spacious lot and offers the perfect chance to build instant equity. Featuring a fenced-in backyard ideal for pets, play, or entertaining, this home also includes a potential 4th bedroom (not to code) for added flexibility. Priced approximately $40,000 below market value, this is a rare find for buyers looking to customize and create their dream home. With some cosmetic updates like carpet and paint, you can truly make this home your own. Being sold AS-IS, this property is perfect for savvy buyers, investors, or anyone looking to take advantage of renovation financing. Ask about the FHA 203(k) rehab loan—a powerful tool that allows you to finance both the purchase and renovations, making your vision a reality for less than you might think! Don’t miss this chance to own in a sought-after community at an unbeatable price—schedule your showing today and unlock the potential! Key Features & Highlights: Split foyer design with versatile living spaces Large lot with endless possibilities Fully fenced backyard – perfect for entertaining & pets Bonus room / potential 4th bedroom (not to code) Access to lake, beaches, and community amenities Convenient location with easy access to major routes This is a must-see opportunity to own in one of the area's most sought-after lake communities—don’t miss your chance to call this one home!

4. 2026-04-14
   historical $329,900 1502-char remark

   Show marketing remark (1502 chars)

   Welcome to Lake Land’Or—where opportunity meets value! This 3-bedroom, 2-bath split foyer sits on a spacious lot and offers the perfect chance to build instant equity. Featuring a fenced-in backyard ideal for pets, play, or entertaining, this home also includes a potential 4th bedroom (not to code) for added flexibility. Priced approximately $40,000 below market value, this is a rare find for buyers looking to customize and create their dream home. With some cosmetic updates like carpet and paint, you can truly make this home your own. Being sold AS-IS, this property is perfect for savvy buyers, investors, or anyone looking to take advantage of renovation financing. Ask about the FHA 203(k) rehab loan—a powerful tool that allows you to finance both the purchase and renovations, making your vision a reality for less than you might think! Don’t miss this chance to own in a sought-after community at an unbeatable price—schedule your showing today and unlock the potential! Key Features & Highlights: Split foyer design with versatile living spaces Large lot with endless possibilities Fully fenced backyard – perfect for entertaining & pets Bonus room / potential 4th bedroom (not to code) Access to lake, beaches, and community amenities Convenient location with easy access to major routes This is a must-see opportunity to own in one of the area's most sought-after lake communities—don’t miss your chance to call this one home!

5. 2011-07-22
   soldstatus $138,125
6. 2011-07-21
   historical 91-char remark

   Show marketing remark (91 chars)

   3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

7. 2011-07-20
   soldstatus $138,125 Sold 91-char remark

   Show marketing remark (91 chars)

   3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

8. 2011-07-20
   soldstatus $138,125

   Show marketing remark (91 chars)

   3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

9. 2011-05-18
   status Contingent (No Kick Out) 91-char remark

   Show marketing remark (91 chars)

   3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

10. 2011-05-17
    historical Temporarily Off-Market 91-char remark

    Show marketing remark (91 chars)

    3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

11. 2011-05-17
    listed $139,900 Active 91-char remark

    Show marketing remark (91 chars)

    3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

12. 2011-05-17
    listed $139,900

    Show marketing remark (91 chars)

    3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

13. 2011-05-17
    historical

    Show marketing remark (91 chars)

    3 BEDROOM, 2 BATH, SPLIT FOYER IN LAKE LAND'OR, LARGE LOT, COMPLETELY RENOVATED, MUST SEE!!

14. 2011-02-28
    soldstatus $75,000
15. 2011-02-24
    soldstatus $75,000 Sold
16. 2011-02-24
    soldstatus $75,000
17. 2010-11-24
    status Contract
18. 2010-11-18
    historical
19. 2010-11-17
    price $79,000
20. 2010-09-08
    price $95,000
21. 2010-08-20
    price $98,000
22. 2010-08-08
    price $105,000
23. 2010-07-28
    price $125,000
24. 2010-07-09
    listed $255,000 Active
25. 2010-07-09
    listed $79,000
26. 2005-06-01
    soldstatus $220,000
27. 2005-05-25
    soldstatus $185,000
28. 2005-05-25
    soldstatus $220,000
29. 2005-05-25
    soldstatus $220,000
30. 2005-03-24
    historical
31. 2005-03-21
    listed $220,000
32. 1997-07-02
    soldstatus $78,500

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $2,501 · $208/mo
• Expected delta: +$898/yr (+$75/mo · 56.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 20% 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: $31,897
• − Mortgage interest: −$17,085
• − Property taxes: −$1,603
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − HOA: −$1,572
• − Depreciation: −$8,873
• Taxable loss: −$3,863
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $2,233/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: Caroline County Public School District
• NCES district ID: 5100660
• Math proficiency: 39% ▼ -36.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $58,075
• Composite: 43.88/100
• National rank: #2920
• State rank: #95 of 131 in VA

Livability — Lake Land'Or

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

Census & demographics

• Census place: Lake Land'Or, VA
• County: Caroline County · 18,392 people
• Metro: nan
• Population (ZIP): 18,392
• Household income: $89,247
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 192.0

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 32,136 people
• By 2030: 32,973 · +2.6%
• By 2040: 34,255 · +6.6%
• By 2050: 34,843 · +8.4%
• By 2075: 35,134 · +9.3%
• By 2100: 32,184 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Caroline

• 2024 margin: Lean R (+8.8) · D 45.1% · R 53.9% · Other 1.1%
• 2008→2024 swing: -20.8pp toward R · 2008: 12.0pp · 2024: -8.8pp
• All cycles: 2024: R+8.8 2020: R+4.2 2016: R+5.1 2012: D+8.2 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.95%
• Current HPI: 362.5582
• 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

+288.5% since first listed

32 events — show timeline

• 2026-05-07 Price Changed $304,999 BRIGHT MLS
• 2026-04-23 Listed $309,999 BRIGHT MLS
• 2026-04-20 Price Changed $309,999 BRIGHT MLS
• 2026-04-14 Coming Soon $329,900 BRIGHT MLS
• 2011-07-22 Sold (Public Records) $138,125 Public Records
• 2011-07-21 Delisted — MRIS
• 2011-07-20 Sold (MLS) $138,125 BRIGHT MLS
• 2011-07-20 Sold (MLS) $138,125 MRIS
• 2011-05-18 Pending — MRIS
• 2011-05-17 Delisted — MRIS
• 2011-05-17 Listed $139,900 MRIS
• 2011-05-17 Listing Removed — BRIGHT MLS
• 2011-05-17 Listed $139,900 BRIGHT MLS
• 2011-02-28 Sold (Public Records) $75,000 Public Records
• 2011-02-24 Sold (MLS) $75,000 BRIGHT MLS
• 2011-02-24 Sold (MLS) $75,000 MRIS
• 2010-11-24 Pending — MRIS
• 2010-11-18 Listing Removed — BRIGHT MLS
• 2010-11-17 Price Changed $79,000 MRIS
• 2010-09-08 Price Changed $95,000 MRIS
• 2010-08-20 Price Changed $98,000 MRIS
• 2010-08-08 Price Changed $105,000 MRIS
• 2010-07-28 Price Changed $125,000 MRIS
• 2010-07-09 Listed $255,000 MRIS
• 2010-07-09 Listed $79,000 BRIGHT MLS
• 2005-06-01 Sold (MLS) $220,000 MRIS
• 2005-05-25 Sold (Public Records) $220,000 Public Records
• 2005-05-25 Sold (Public Records) $220,000 Public Records
• 2005-05-25 Sold (Public Records) $185,000 Public Records
• 2005-03-24 Delisted — MRIS
• 2005-03-21 Listed $220,000 MRIS
• 1997-07-02 Sold (Public Records) $78,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,603 · +17.9% YoY. Source: county tax records.