6432 Village Woods Ct · Gloucester Courthouse, VA 23061

$254,900

2 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 38 Days on market

Built 1985 2,613 sqft lot $182/sqft · 23% below area Est $334k · 24% under $54/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Schools +5.6/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

Key facts

• Ample closet space
• Updated roof
• Lvp flooring

Tags

• GRANITE COUNTERTOPS
• LVP FLOORING
• PRIVATE FULL BATHROOMS
• AMPLE CLOSET SPACE
• UPDATED ROOF

Property features AI

Finance

• HOA & community: HOA present with monthly POA fee of $54; Condo/POA trash pickup

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Storage shed; Approximately 0.06 acre lot

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom and full bathroom on the first floor
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Gas-propane fireplace; Walk-in closet; Attic; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $59 ($706/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 $209k (18.1% below list).
• Recommended offer: $209k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Gloucester 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 74/100 on livability (#150 in VA, #4,823 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: amenities F, commute F.
• Gloucester County Public School District (rural): math 57% / reading 73% proficiency, ranked #37 of 131 in VA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Botetourt Elementary (math 66% / reading 73%, grade A-, #313 of 1,108 statewide, top 32%, 546 students, 47% FRL); Gloucester High (math 58% / reading 86%, grade B+, #134 of 319 statewide, top 45%, 1,531 students, 39% FRL).
• Market conditions: 228 active listings in the ZIP; 85 units permitted in Gloucester 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 $8k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

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 $208,648 (18.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $334,299
• List price: $254,900
• Delta: -23.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6432 Village Woods Ct	0.00mi	2/2.5	1,412 (+1%)	1mo	$255,555	$181	94
6427 Village Woods Ct	0.03mi	3/2.0 (+1)	1,454 (+4%)	22mo	$265,000	$182	67

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-37,632
• Equity at exit: $38,006

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-28,247
• Equity at exit: $22,039

Cash invested: $71,372 (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 23061

• Home prices YoY: -32.4%
• Active inventory: 228
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,086 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$106
• HOA: −$54
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $59

Break-even live

Break-even rent $2,012

Max offer price $254,900

Occupancy floor 92%

Sensitivity live

Price	-10% $203	-5% $131	+0% $59	+5% $-13	+10% $-85
Rent	-10% $-106	-5% $-24	+0% $59	+5% $141	+10% $224
Rate	-1.0pp $187	-0.5pp $124	base $59	+0.5pp $-7	+1.0pp $-74

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 13 events

1. 2026-06-02
   status $254,900 Under Contract 38 DOM
2. 2026-06-01
   days on market $254,900 Active Under Contract 38 DOM
3. 2026-05-31
   days on market $254,900 Active Under Contract 37 DOM
4. 2026-05-04
   status Pending 939-char remark

   Show marketing remark (939 chars)

   Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

5. 2026-05-04
   historical Active Under Contract 932-char remark

   Show marketing remark (939 chars)

   Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

6. 2026-04-29
   price $254,900 932-char remark

   Show marketing remark (939 chars)

   Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

7. 2026-04-29
   price $254,900 939-char remark

   Show marketing remark (939 chars)

   Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

8. 2026-04-24
   listed $259,900 Active 939-char remark

   Show marketing remark (939 chars)

   Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

9. 2026-04-24
   listed $259,900 Active 932-char remark

   Show marketing remark (939 chars)

   Welcome to this beautifully updated townhouse offering style, comfort, and convenience all in one! The interior shines with gorgeous granite countertops, an abundance of cabinetry for all your storage needs, and durable, stylish LVP flooring throughout the main living areas. Thoughtfully designed for both everyday living and entertaining, this home is truly move-in ready. Upstairs, both spacious bedrooms feature their own private full bathrooms along with ample closet space, providing comfort and functionality for owners and guests alike. Major updates include a roof that is approximately 5 years old, offering added peace of mind. Ideally located just off the charming Gloucester Courthouse area, you’ll love being close to local dining, boutique shopping, and the heart of community events, festivals, and parades. Enjoy the perfect blend of modern living in a quaint, walkable setting—this one is a must-see!

10. 2014-07-22
    soldstatus $145,000
11. 2014-07-21
    soldstatus $145,000

    Show marketing remark (383 chars)

    Looking to be in the heart of the Gloucester courthouse at an affordable price? Walk to shops, dining & festivals. Brand new flooring. Fresh paint. Maint. free yard & landscaping. Family rm w/ gas fireplace. Bright sunroom leads to nice back deck w/ private nature views. 2 mstr. suites w/ private bathrooms. Washer and dryer included. Huge kitchen with tons of cabinets.

12. 2014-05-20
    listed $149,900

    Show marketing remark (383 chars)

    Looking to be in the heart of the Gloucester courthouse at an affordable price? Walk to shops, dining & festivals. Brand new flooring. Fresh paint. Maint. free yard & landscaping. Family rm w/ gas fireplace. Bright sunroom leads to nice back deck w/ private nature views. 2 mstr. suites w/ private bathrooms. Washer and dryer included. Huge kitchen with tons of cabinets.

13. 2005-06-29
    soldstatus $165,000

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$979/yr (+$82/mo · 88.2%)

ⓘ 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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,038
• − Mortgage interest: −$14,278
• − Property taxes: −$1,111
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$648
• − Depreciation: −$7,415
• Taxable loss: −$3,695
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $1,593/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: Gloucester County Public School District
• NCES district ID: 5101620
• Math proficiency: 57% ▼ -30.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $60,815
• Composite: 56.19/100
• National rank: #1177
• State rank: #37 of 131 in VA

Livability — Gloucester Courthouse

• Score: 74/100
• State rank: #150
• US rank: #4823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester Courthouse, VA
• City population: 23,219
• Population (ZIP): 23,219

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 37,437 people
• By 2030: 37,286 · -0.4%
• By 2040: 36,224 · -3.2%
• By 2050: 34,171 · -8.7%
• By 2075: 30,472 · -18.6%
• By 2100: 25,832 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Gloucester

• 2024 margin: Solid R (+38.4) · D 30.4% · R 68.8%
• 2008→2024 swing: -11.5pp toward R · 2008: -26.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+35.5 2016: R+39.4 2012: R+27.9 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.96%
• Current HPI: 175.0236
• 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

+54.9% since first listed

13 events — show timeline

• 2026-06-03 Sold (MLS) $255,555 CBRAR
• 2026-06-03 Sold (MLS) $255,555 REINMLS
• 2026-06-01 Pending — REINMLS
• 2026-05-04 Pending — CBRAR
• 2026-05-04 Contingent — REINMLS
• 2026-04-29 Price Changed $254,900 REINMLS
• 2026-04-29 Price Changed $254,900 CBRAR
• 2026-04-24 Listed $259,900 CBRAR
• 2026-04-24 Listed $259,900 REINMLS
• 2014-07-22 Sold (Public Records) $145,000 Public Records
• 2014-07-21 Sold (MLS) $145,000 CBRAR
• 2014-05-20 Listed $149,900 CBRAR
• 2005-06-29 Sold (Public Records) $165,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,111 · +5.2% YoY. Source: county tax records.