405 King St E · Gordonsville, VA 22942

$190,000

3 bd · 2.0 ba · 2,078 sqft · SingleFamily public records · 10 Days on market

Built 1907 $91/sqft · 45% below area Est $346k · 45% 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).

• Cash flow +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming in-town Colonial w/ covered porch & inviting foyer bid a warm welcome to this 3BR/2BA home. Main floor boasts a spacious country eat-in Kitchen, Laundry Rm, Living Rm, Full BA, and Den/Office/Study. Upper level features a cozy landing area perfect for a reading nook. It also contains the Primary BR w/ FB (which has a soaking tub, dual sink vanity, shower, & French Doors). Also included upstairs is 2 other BR's (one w/ attic access). The yard is tastefully landscaped w/ a spacious covered front porch, back deck, & a small garden area. There is also a shed that conveys & the property is located close to community activities such as Little League, Movie Nights, Town Festivals, etc - Great Location across from Com. Garden & Fire Dept.

Key facts

• Covered front porch
• Dual sinks
• Versatile den

Tags

• COVERED FRONT PORCH
• EAT-IN KITCHEN
• VERSATILE DEN
• PRIMARY EN-SUITE
• LARGE BATHROOM
• DUAL SINKS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Detached single-family home; Two stories
• Construction: Stick-built construction; Block foundation; Built as a detached structure
• Exterior features: Cable available; High-speed internet available; Public water; Public sewer

Interior

• Kitchen: Refrigerator; Eat-in kitchen layout
• Bedrooms: Primary bedroom (Second level); Additional bedroom (Second level)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Entrance foyer; Eat-in kitchen; Two fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $170k (10.7% below list).
• Recommended offer: $170k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.8% in Gordonsville — 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 69/100 on livability (#249 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime C-, amenities F, commute F.
• Orange County Public School District (rural): math 47% / reading 64% proficiency, ranked #71 of 131 in VA (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gordon-Barbour Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 321 students, 70% FRL); Prospect Heights Middle (math 43% / reading 63%, grade C+, #213 of 342 statewide, top 63%, 456 students, 68% FRL); Orange County High (math 61% / reading 72%, grade B, #195 of 319 statewide, top 62%, 1,476 students, 43% FRL) — zoned schools average 60% FRL vs 34% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 412 units permitted in Orange County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Orange County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y 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

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,586 (10.7% below list)

Questions for the listing agent

1. Built in 1907 — 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. 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: 0.89% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $346,062
• List price: $190,000
• Delta: -45.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 King St E	0.00mi	3/2.0	2,078 (0%)	0mo	$210,000	$101	100
306 N Main St	0.18mi	3/2.0	2,030 (-2%)	23mo	$413,050	$203	69
204 Holladay Ave	0.65mi	3/1.5	2,121 (+2%)	3mo	$295,000	$139	62
337 Cumbria St	0.51mi	4/2.5 (+1)	2,146 (+3%)	11mo	$435,000	$203	54
312 East St	0.24mi	4/3.0 (+1)	1,768 (-15%)	2mo	$355,000	$201	54
236 Brimfell St	0.48mi	4/3.0 (+1)	2,340 (+13%)	0mo	$370,000	$158	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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-22,527
• Equity at exit: $28,330

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-9,083
• Equity at exit: $16,428

Cash invested: $53,200 (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 22942

• Home prices YoY: -29.5%
• Active inventory: 161
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $130

Break-even live

Break-even rent $1,531

Max offer price $190,000

Occupancy floor 87%

Sensitivity live

Price	-10% $238	-5% $184	+0% $130	+5% $77	+10% $23
Rent	-10% $-4	-5% $63	+0% $130	+5% $197	+10% $264
Rate	-1.0pp $226	-0.5pp $179	base $130	+0.5pp $81	+1.0pp $31

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-10
   listed $190,000 Active 886-char remark
2. 2020-12-14
   soldstatus $211,000 777-char remark

   Show marketing remark (1598 chars)

   Charming in-town Colonial home with a covered front porch and inviting entry foyer. Bid a warm-hearted welcome to this 3-bedroom, 2 full bath home. The first floor boasts a spacious country eat-in kitchen with new kitchen faucet and new dishwasher, laundry room, living room, full bath and den. Second floor contains the spacious master bedroom with an en suite full bath with soaking tub and stall shower and 2 other large bedrooms upstairs as well as a cozy landing area, perfect for a reading nook! Lots of natural light. Original wood floors on both levels. Original features to include crown molding and door knobs The yard is tastefully landscaped with a spacious front porch, perfect for enjoying a glass of tea while looking out at the community garden across the street. Large backyard features a back deck ready for family BBQs. Ceiling fans and wood floors throughout. New thermostats upstairs and downstairs. Whole house Air Scrubber installed. Freshly painted kitchen, bathroom and bedroom. Dual HVAC units recently serviced. High speed internet. Excellent cell service. Brand new large storage shed. Very close to community activities such as Little League, movie nights, town festivals. Walking distance to local restaurants, winery, brew pub, playground community pool and park. Across the street from Community Garden and Gordonsville Firehouse. 25 min to Charlottesville, 60 min to Richmond, 45 min to Harrisonburg, 90 min to northern Virginia. Close to all central Virginia has to offer-numerous local wineries, breweries and restaurants. Walking distance to elementary school.

3. 2020-12-14
   soldstatus $211,000 Closed

   Show marketing remark (1598 chars)

   Charming in-town Colonial home with a covered front porch and inviting entry foyer. Bid a warm-hearted welcome to this 3-bedroom, 2 full bath home. The first floor boasts a spacious country eat-in kitchen with new kitchen faucet and new dishwasher, laundry room, living room, full bath and den. Second floor contains the spacious master bedroom with an en suite full bath with soaking tub and stall shower and 2 other large bedrooms upstairs as well as a cozy landing area, perfect for a reading nook! Lots of natural light. Original wood floors on both levels. Original features to include crown molding and door knobs The yard is tastefully landscaped with a spacious front porch, perfect for enjoying a glass of tea while looking out at the community garden across the street. Large backyard features a back deck ready for family BBQs. Ceiling fans and wood floors throughout. New thermostats upstairs and downstairs. Whole house Air Scrubber installed. Freshly painted kitchen, bathroom and bedroom. Dual HVAC units recently serviced. High speed internet. Excellent cell service. Brand new large storage shed. Very close to community activities such as Little League, movie nights, town festivals. Walking distance to local restaurants, winery, brew pub, playground community pool and park. Across the street from Community Garden and Gordonsville Firehouse. 25 min to Charlottesville, 60 min to Richmond, 45 min to Harrisonburg, 90 min to northern Virginia. Close to all central Virginia has to offer-numerous local wineries, breweries and restaurants. Walking distance to elementary school.

4. 2020-11-06
   status Pending

   Show marketing remark (1598 chars)

   Charming in-town Colonial home with a covered front porch and inviting entry foyer. Bid a warm-hearted welcome to this 3-bedroom, 2 full bath home. The first floor boasts a spacious country eat-in kitchen with new kitchen faucet and new dishwasher, laundry room, living room, full bath and den. Second floor contains the spacious master bedroom with an en suite full bath with soaking tub and stall shower and 2 other large bedrooms upstairs as well as a cozy landing area, perfect for a reading nook! Lots of natural light. Original wood floors on both levels. Original features to include crown molding and door knobs The yard is tastefully landscaped with a spacious front porch, perfect for enjoying a glass of tea while looking out at the community garden across the street. Large backyard features a back deck ready for family BBQs. Ceiling fans and wood floors throughout. New thermostats upstairs and downstairs. Whole house Air Scrubber installed. Freshly painted kitchen, bathroom and bedroom. Dual HVAC units recently serviced. High speed internet. Excellent cell service. Brand new large storage shed. Very close to community activities such as Little League, movie nights, town festivals. Walking distance to local restaurants, winery, brew pub, playground community pool and park. Across the street from Community Garden and Gordonsville Firehouse. 25 min to Charlottesville, 60 min to Richmond, 45 min to Harrisonburg, 90 min to northern Virginia. Close to all central Virginia has to offer-numerous local wineries, breweries and restaurants. Walking distance to elementary school.

5. 2020-10-19
   historical Active Under Contract

   Show marketing remark (1598 chars)

   Charming in-town Colonial home with a covered front porch and inviting entry foyer. Bid a warm-hearted welcome to this 3-bedroom, 2 full bath home. The first floor boasts a spacious country eat-in kitchen with new kitchen faucet and new dishwasher, laundry room, living room, full bath and den. Second floor contains the spacious master bedroom with an en suite full bath with soaking tub and stall shower and 2 other large bedrooms upstairs as well as a cozy landing area, perfect for a reading nook! Lots of natural light. Original wood floors on both levels. Original features to include crown molding and door knobs The yard is tastefully landscaped with a spacious front porch, perfect for enjoying a glass of tea while looking out at the community garden across the street. Large backyard features a back deck ready for family BBQs. Ceiling fans and wood floors throughout. New thermostats upstairs and downstairs. Whole house Air Scrubber installed. Freshly painted kitchen, bathroom and bedroom. Dual HVAC units recently serviced. High speed internet. Excellent cell service. Brand new large storage shed. Very close to community activities such as Little League, movie nights, town festivals. Walking distance to local restaurants, winery, brew pub, playground community pool and park. Across the street from Community Garden and Gordonsville Firehouse. 25 min to Charlottesville, 60 min to Richmond, 45 min to Harrisonburg, 90 min to northern Virginia. Close to all central Virginia has to offer-numerous local wineries, breweries and restaurants. Walking distance to elementary school.

6. 2020-10-16
   listed $209,900 777-char remark

   Show marketing remark (777 chars)

   Charming in-town Colonial w/ covered porch & inviting foyer bid a warm welcome to this 3BR/2BA home. Main floor boasts a spacious country eat-in Kitchen, Laundry Rm, Living Rm, Full BA, and Den/Office/Study. Upper level features a cozy landing area perfect for a reading nook. It also contains the Primary BR w/ FB (which has a soaking tub, dual sink vanity, shower, & French Doors). Also included upstairs is 2 other BR's (one w/ attic access). The yard is tastefully landscaped w/ a spacious covered front porch, back deck, & a small garden area. There is also a shed that conveys & the property is located close to community activities such as Little League, Movie Nights, Town Festivals, etc - Great Location across from Com. Garden & Fire Dept.

7. 2020-10-13
   listed $209,900 Active

   Show marketing remark (1598 chars)

   Charming in-town Colonial home with a covered front porch and inviting entry foyer. Bid a warm-hearted welcome to this 3-bedroom, 2 full bath home. The first floor boasts a spacious country eat-in kitchen with new kitchen faucet and new dishwasher, laundry room, living room, full bath and den. Second floor contains the spacious master bedroom with an en suite full bath with soaking tub and stall shower and 2 other large bedrooms upstairs as well as a cozy landing area, perfect for a reading nook! Lots of natural light. Original wood floors on both levels. Original features to include crown molding and door knobs The yard is tastefully landscaped with a spacious front porch, perfect for enjoying a glass of tea while looking out at the community garden across the street. Large backyard features a back deck ready for family BBQs. Ceiling fans and wood floors throughout. New thermostats upstairs and downstairs. Whole house Air Scrubber installed. Freshly painted kitchen, bathroom and bedroom. Dual HVAC units recently serviced. High speed internet. Excellent cell service. Brand new large storage shed. Very close to community activities such as Little League, movie nights, town festivals. Walking distance to local restaurants, winery, brew pub, playground community pool and park. Across the street from Community Garden and Gordonsville Firehouse. 25 min to Charlottesville, 60 min to Richmond, 45 min to Harrisonburg, 90 min to northern Virginia. Close to all central Virginia has to offer-numerous local wineries, breweries and restaurants. Walking distance to elementary school.

8. 2017-04-14
   historical
9. 2016-10-17
   listed $145,000
10. 2013-10-18
    historical
11. 2013-02-18
    listed $184,900
12. 2009-12-03
    historical
13. 2009-10-21
    historical
14. 2009-10-21
    historical
15. 2009-06-04
    listed
16. 2009-06-04
    listed $237,000
17. 2009-06-02
    listed $237,000
18. 2007-08-01
    historical
19. 2007-08-01
    historical
20. 2007-03-27
    listed $249,900
21. 2007-03-20
    historical
22. 2006-09-28
    listed
23. 2006-09-26
    listed $269,900
24. 2005-08-02
    soldstatus $60,000

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,350
• − Mortgage interest: −$10,643
• − Property taxes: −$1,606
• − Insurance: −$950
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$5,527
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,956/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: Orange County Public School District
• NCES district ID: 5102820
• Math proficiency: 47% ▼ -35.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $61,086
• Composite: 48.34/100
• National rank: #2147
• State rank: #71 of 131 in VA

Livability — Gordonsville

• Score: 69/100
• State rank: #249
• US rank: #8327

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gordonsville, VA
• Population (ZIP): 10,115

Population outlook (Orange County) Hauer SSP2

• Today (2025): 38,758 people
• By 2030: 40,411 · +4.3%
• By 2040: 43,477 · +12.2%
• By 2050: 45,856 · +18.3%
• By 2075: 51,067 · +31.8%
• By 2100: 51,387 · +32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Portuguese 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Orange

• 2024 margin: Strong R (+24.7) · D 37.2% · R 61.9%
• 2008→2024 swing: -15.8pp toward R · 2008: -8.8pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+21.4 2016: R+26.6 2012: R+14.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.72%
• Current HPI: 183.3855
• 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

+250.0% since first listed

26 events — show timeline

• 2026-06-16 Sold (MLS) $210,000 CAAR
• 2026-05-20 Pending — CAAR
• 2026-05-10 Listed $190,000 CAAR
• 2020-12-14 Sold (MLS) $211,000 BRIGHT MLS
• 2020-12-14 Sold (MLS) $211,000 CAAR
• 2020-11-06 Pending — BRIGHT MLS
• 2020-10-19 Contingent — BRIGHT MLS
• 2020-10-16 Listed $209,900 CAAR
• 2020-10-13 Listed $209,900 BRIGHT MLS
• 2017-04-14 Listing Removed — CAAR
• 2016-10-17 Listed $145,000 CAAR
• 2013-10-18 Listing Removed — CAAR
• 2013-02-18 Listed $184,900 CAAR
• 2009-12-03 Listing Removed — CAAR
• 2009-10-21 Delisted — MRIS
• 2009-10-21 Listing Removed — BRIGHT MLS
• 2009-06-04 Listed — MRIS
• 2009-06-04 Listed $237,000 BRIGHT MLS
• 2009-06-02 Listed $237,000 CAAR
• 2007-08-01 Delisted — MRIS
• 2007-08-01 Listing Removed — CAAR
• 2007-03-27 Listed $249,900 CAAR
• 2007-03-20 Listing Removed — CAAR
• 2006-09-28 Listed — MRIS
• 2006-09-26 Listed $269,900 CAAR
• 2005-08-02 Sold (Public Records) $60,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,606 · +13.9% YoY. Source: county tax records.