219 Lossing Ave · Colonial Beach, VA 22443

$275,000

2 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 6 Days on market

Built 1977 5,000 sqft lot Est $439k · 37% under

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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 +15.0/15.0
• Cash flow +13.4/30.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL FIXER UPPERS! RARE OPPORTUNITY ON THE POINT. This home is being sold "As Is. " Each floor has been previously divided to be separate residences. The upper level has a separate entrance via the exterior stairs. Walk, ride your bike or drive your golf cart to town. Colonial Beach has shopping, restaurants, breweries, public beaches, pier and public boat launch. Come on down! Put your toes in the sand!

Key facts

• Separate entrance
• Separate residences
• 5,000 sq ft lot

Tags

• SEPARATE RESIDENCES
• SEPARATE ENTRANCE

Property features AI

Finance

• Other: Fee simple ownership
• Financial info:
• HOA & community:

Exterior

• Parking: Driveway
• Security:
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Estimated year built
• Construction: Combination construction; Slab foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Kitchen:
• Bedrooms: Two bedrooms on the main level
• Flooring:
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric baseboard heating; Ceiling fans; Window air conditioning units (electric)
• Interior features: Partially furnished; Gas/propane fireplace (1)
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $6 ($75/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 $205k (25.6% below list).
• Recommended offer: $205k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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.
• Zoned schools: Colonial Beach Elementary (math 43% / reading 64%, grade C, #684 of 1,108 statewide, top 62%, 360 students, 80% FRL); Colonial Beach High (math 34% / reading 95%, grade B, #212 of 319 statewide, top 66%, 214 students, 85% FRL) — zoned schools average 82% FRL vs 52% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $60k; list at $275k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $204,674 (25.6% below list)

Questions for the listing agent

1. Built in 1977 — 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 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?
4. 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?
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: 0.74% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $438,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Bancroft Ave	0.16mi	3/2.0 (+1)	1,302 (-5%)	11mo	$500,000	$384	70
507 Marshall Ave	0.17mi	3/2.0 (+1)	1,450 (+5%)	11mo	$397,000	$274	69
527 Monroe Bay Ave	0.23mi	3/2.0 (+1)	1,424 (+4%)	12mo	$472,500	$332	68
1001 Bancroft Ave	0.54mi	2/2.0	1,335 (-3%)	9mo	$445,000	$333	62
308 Washington Ave	0.41mi	3/2.0 (+1)	1,428 (+4%)	12mo	$390,000	$273	60
810 Lossing Ave	0.45mi	3/2.0 (+1)	1,488 (+8%)	10mo	$525,000	$353	52
711 Jackson St	0.72mi	3/2.0 (+1)	1,354 (-2%)	8mo	$322,500	$238	52
1208 Bancroft Ave	0.71mi	3/2.0 (+1)	1,350 (-2%)	9mo	$400,000	$296	51
737 Irving Ave	0.42mi	2/1.0	1,248 (-9%)	12mo	$525,000	$421	50
1002 Marshall Ave	0.53mi	3/2.0 (+1)	1,288 (-6%)	14mo	$395,000	$307	48
512 Livingstone St	0.57mi	3/2.5 (+1)	1,496 (+9%)	11mo	$435,000	$291	43
1225 Lossing Ave	0.75mi	3/2.0 (+1)	1,300 (-6%)	16mo	$415,000	$319	38

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-44,309
• Equity at exit: $41,003

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-38,667
• Equity at exit: $23,777

Cash invested: $77,000 (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 22443

• Active inventory: 195
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $6

Break-even live

Break-even rent $2,039

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $162	-5% $84	+0% $6	+5% $-72	+10% $-149
Rent	-10% $-155	-5% $-75	+0% $6	+5% $87	+10% $168
Rate	-1.0pp $145	-0.5pp $76	base $6	+0.5pp $-65	+1.0pp $-137

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Monroe Bay Ave Colonial Beach, VA	3.0	2.0	1600	$1,695	$1.06	14d	1	0.32mi
125 Lynnhaven Ct Colonial Beach, VA	2.0	1.5	1160	$1,950	$1.68	16d	1	0.42mi
520 Jackson St Colonial Beach, VA	3.0	2.0	1200	$2,900	$2.42	13d	1	0.68mi
1204 Lossing Ave Colonial Beach, VA	3.0	2.0	1655	$2,100	$1.27	4d	1	0.69mi
715 Washington Ave Colonial Beach, VA	2.0	2.0	1100	$2,200	$2.00	14d	1	0.72mi
223 7th St Colonial Beach, VA	3.0	2.5	1540	$2,300	$1.49	16d	1	1.24mi
588 Wakefield Dr Colonial Beach, VA	3.0	2.0	1455	$2,050	$1.41	45d	1	1.31mi

Listing history 6 events

1. 2026-06-22
   statusdays on market $275,000 Active Under Contract 6 DOM
2. 2026-06-18
   days on market $275,000 Active 4 DOM
3. 2026-06-17
   days on market $275,000 Active 3 DOM
4. 2026-06-16
   days on market $275,000 Active 2 DOM
5. 2026-06-15
   remarks 414-char remark
6. 2026-06-15
   listed $275,000 Active 1 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: $647 · $54/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$1,608/yr (+$134/mo · 248.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,561
• − Mortgage interest: −$15,404
• − Property taxes: −$647
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$8,000
• Taxable loss: −$4,795
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $1,226/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

+358.3% since first listed

7 events — show timeline

• 2026-06-14 Listed $275,000 BRIGHT MLS
• 2015-10-11 Delisted — MRIS
• 2015-10-11 Listing Removed — BRIGHT MLS
• 2015-09-11 Price Changed — MRIS
• 2015-08-07 Listed — MRIS
• 2015-08-07 Listed $175,000 BRIGHT MLS
• 1998-05-21 Sold (Public Records) $60,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $647 · +0.0% YoY. Source: county tax records.