327 Gilbert St · Kilmarnock, VA 22482

$275,000

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 43 Days on market

Built 1988 0.45 ac lot $194/sqft · 50% above area Est $367k · 25% 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 +12.3/30.0
• Appreciation +6.7/10.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Great 3 Bedroom / 3 Bath home just on the outskirts of Kilmarnock - still biking, walking, and a short drive to all the town amenities! Located at the end of a cul-de-sac, this home offers nice privacy. Circular driveway, detached 2-car garage with roughed-in plumbing + an attached 2-Car garage. One floor living with a full basement. The main floor has hardwood & tile floors, a nice open floor plan, and a kitchen with granite countertops. The primary bedroom has a walk-in closet & an attached bathroom that has been redone (2018). The full basement has a full bathroom and is heated and cooled. Although no known defects, the home is being sold as-is, where it is. Public water & sewer, no HOA. The roof is believed to have been put on around 2009.

Key facts

• 0.45 acre lot
• 4 garage spots
• Built 1988

Property features AI

Exterior

• Parking: Attached and detached garage options; 4 garage spaces; Circular driveway
• Utilities: Public water; Public sewer; Electric power
• Home design: Single-story home; Resale property; Composition roof; Vinyl siding with frame and drywall construction; Zoned R1
• Construction: Built (year reported as actual); Frame construction with vinyl siding; Composition roof; Full basement
• Exterior features: Deck; Porch; Awnings; Outbuilding(s)

Interior

• Kitchen: Electric cooking / Stove; Microwave; Dishwasher; Refrigerator; Granite counters
• Bedrooms: Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: Three full bathrooms; One bath with tub and shower (first level); One bath with shower (basement)
• Heating & cooling: Heat pump for heating and cooling; Electric heating
• Interior features: Bay window; Ceiling fans; Dining area; Granite counters; Main-level primary; Full basement
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-51 ($-615/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (25.7% below list).
• Recommended offer: $204k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.9% in Kilmarnock — 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 62/100 on livability (#407 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime D+, employment D, amenities F.
• Lancaster County Public School District (rural): math 27% / reading 49% proficiency, ranked #125 of 131 in VA (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 94 active listings in the ZIP; 127 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.3% local appreciation)).
• Lancaster County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $185k; 49% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,410 (25.7% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $366,507
• List price: $275,000
• Delta: -24.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Brent Pl	0.19mi	3/2.0	1,456 (+3%)	17mo	$205,000	$141	72
34 Purcell Dr	0.37mi	3/2.0	1,481 (+5%)	23mo	$285,000	$192	55
326 Chase St	0.74mi	3/2.0	1,368 (-3%)	10mo	$296,000	$216	52
1 Lawler Ln	0.71mi	3/2.0	1,456 (+3%)	15mo	$210,000	$144	49
223 Roseneath Ave	0.74mi	3/2.0	1,232 (-13%)	13mo	$295,000	$239	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.45×
• Total profit: $34,748
• Equity at exit: $128,967

10-year hold

• IRR: 10.2%
• Equity multiple: 2.59×
• Total profit: $122,054
• Equity at exit: $202,989

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 22482

• Home prices YoY: 1.5%
• Active inventory: 94
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-51

Break-even live

Break-even rent $2,109

Max offer price $265,950

Occupancy floor 98%

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: —

Listing history 25 events

1. 2026-06-18
   days on market $275,000 Active 43 DOM
2. 2026-06-17
   days on market $275,000 Active 42 DOM
3. 2026-06-16
   days on market $275,000 Active 41 DOM
4. 2026-06-15
   days on market $275,000 Active 40 DOM
5. 2026-06-15
   days on market $275,000 Active 39 DOM
6. 2026-06-13
   days on market $275,000 Active 38 DOM
7. 2026-06-12
   days on market $275,000 Active 37 DOM
8. 2026-06-09
   days on market $275,000 Active 34 DOM
9. 2026-06-08
   days on market $275,000 Active 33 DOM
10. 2026-06-08
    days on market $275,000 Active 32 DOM
11. 2026-06-05
    days on market $275,000 Active 30 DOM
12. 2026-06-03
    days on market $275,000 Active 28 DOM
13. 2026-06-02
    days on market $275,000 Active 27 DOM
14. 2026-06-01
    days on market $275,000 Active 26 DOM
15. 2026-05-31
    days on market $275,000 Active 25 DOM
16. 2026-04-30
    listed $275,000 Active 771-char remark

    Show marketing remark (771 chars)

    Great 3 Bedroom / 3 Bath home just on the outskirts of Kilmarnock - still biking, walking, and a short drive to all the town amenities! Located at the end of a cul-de-sac, this home offers nice privacy. Circular driveway, detached 2-car garage with roughed-in plumbing + an attached 2-Car garage. One floor living with a full basement. The main floor has hardwood & tile floors, a nice open floor plan, and a kitchen with granite countertops. The primary bedroom has a walk-in closet & an attached bathroom that has been redone (2018). The full basement has a full bathroom and is heated and cooled. Although no known defects, the home is being sold as-is, where it is. Public water & sewer, no HOA. The roof is believed to have been put on around 2009.

17. 2026-04-30
    listed $275,000 Active 771-char remark

    Show marketing remark (771 chars)

    Great 3 Bedroom / 3 Bath home just on the outskirts of Kilmarnock - still biking, walking, and a short drive to all the town amenities! Located at the end of a cul-de-sac, this home offers nice privacy. Circular driveway, detached 2-car garage with roughed-in plumbing + an attached 2-Car garage. One floor living with a full basement. The main floor has hardwood & tile floors, a nice open floor plan, and a kitchen with granite countertops. The primary bedroom has a walk-in closet & an attached bathroom that has been redone (2018). The full basement has a full bathroom and is heated and cooled. Although no known defects, the home is being sold as-is, where it is. Public water & sewer, no HOA. The roof is believed to have been put on around 2009.

18. 2026-04-30
    listed $275,000 Active

    Show marketing remark (771 chars)

    Great 3 Bedroom / 3 Bath home just on the outskirts of Kilmarnock - still biking, walking, and a short drive to all the town amenities! Located at the end of a cul-de-sac, this home offers nice privacy. Circular driveway, detached 2-car garage with roughed-in plumbing + an attached 2-Car garage. One floor living with a full basement. The main floor has hardwood & tile floors, a nice open floor plan, and a kitchen with granite countertops. The primary bedroom has a walk-in closet & an attached bathroom that has been redone (2018). The full basement has a full bathroom and is heated and cooled. Although no known defects, the home is being sold as-is, where it is. Public water & sewer, no HOA. The roof is believed to have been put on around 2009.

19. 2017-03-30
    soldstatus $185,000
20. 2017-03-30
    soldstatus $185,000
21. 2016-09-15
    listed $189,000
22. 2014-08-15
    soldstatus
23. 2014-08-15
    soldstatus $185,000
24. 2013-04-14
    listed $199,900
25. 2010-11-18
    soldstatus $175,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$943/yr (+$79/mo · 71.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $24,529
• − Mortgage interest: −$15,404
• − Property taxes: −$1,312
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$8,000
• Taxable loss: −$5,487
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $702/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: Lancaster County Public School District
• NCES district ID: 5102160
• Math proficiency: 27% ▼ -44.00%
• Reading proficiency: 49% ▼ -20.00%
• Median HH income: $48,210
• Composite: 32.58/100
• National rank: #5680
• State rank: #125 of 131 in VA

Livability — Kilmarnock

• Score: 62/100
• State rank: #407
• US rank: #17011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kilmarnock, VA
• Population (ZIP): 3,171

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 9,870 people
• By 2030: 9,172 · -7.1%
• By 2040: 7,719 · -21.8%
• By 2050: 6,551 · -33.6%
• By 2075: 5,110 · -48.2%
• By 2100: 3,884 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Two or more races 3%
• Common ancestry: Italian 4% Serbian 4% Slovak 2%
• Foreign-born: 2% · South Korea
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Lean R (+7.0) · D 46.1% · R 53.1%
• 2008→2024 swing: -1.1pp toward R · 2008: -5.9pp · 2024: -7.0pp
• All cycles: 2024: R+7.0 2020: R+4.6 2016: R+10.0 2012: R+8.6 2008: R+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.34%
• Current HPI: 232.4115
• Rent YoY: —
• Metro: —
• 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

+57.1% since first listed

16 events — show timeline

• 2026-05-28 Relisted — NNAR
• 2026-05-28 Relisted — CBRAR
• 2026-05-28 Relisted — CVRMLS
• 2026-05-22 Contingent — NNAR
• 2026-05-22 Pending — CBRAR
• 2026-05-22 Pending — CVRMLS
• 2026-04-30 Listed $275,000 CVRMLS
• 2026-04-30 Listed $275,000 CBRAR
• 2026-04-30 Listed $275,000 NNAR
• 2017-03-30 Sold (Public Records) $185,000 Public Records
• 2017-03-30 Sold (MLS) $185,000 CBRAR
• 2016-09-15 Listed $189,000 CBRAR
• 2014-08-15 Sold (Public Records) $185,000 Public Records
• 2014-08-15 Sold (MLS) — CBRAR
• 2013-04-14 Listed $199,900 CBRAR
• 2010-11-18 Sold (Public Records) $175,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,312 · +0.0% YoY. Source: county tax records.