1108 Spain Dr · Aquia Harbour, VA 22554

$399,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 16 Days on market

Built 1984 0.36 ac lot $278/sqft · 18% below area Est $486k · 18% under $174/mo HOA · 6% of rent

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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 +7.8/30.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Value Priced, Move-In Ready 3BR, 2BA Rambler with Covered Front Porch, Rear Deck & Extra Parking Just Seconds to the Front Gate in Amenity-Filled Aquia Harbour! Highlights and Features Include: Paved driveway with front parking pad plus additional side parking; ideal for boat, RV, or trailer; NEW Water Heater; Covered concrete front porch with vinyl railings and columns; Foyer with half-moon solid wood entry door, ceramic tile flooring, and coat closet; Living room with ceiling fan and corner hearth feature; Dining room with hardwood floors and ceiling fan; Breakfast area with sliding glass door to rear deck. Kitchen with solid surface countertops, 36" raised panel maple cabinetry with crown molding, breakfast bar, pantry, and full appliance package; Laundry room off kitchen with Washer, Dryer, cabinetry and direct access to the backyard. Primary bedroom with ceiling fan, walk-in closet with organizer, and attached bath featuring ceramic tile flooring, deep soaking tub, and separate step-in shower with floor-to-ceiling ceramic tile surround; Two additional bedrooms with double door closets and ceiling fans; Hall bath with ceramic tile flooring, back-saver height vanity with storage and tub/shower with ceramic tile surround. Additional highlights include vinyl double-pane double-hung windows, rear deck with covered section, Level Driveway and Yard w/ fully fenced backyard, gate, raised garden beds, and large shed. Located in Section One, adjacent to Business Office, Preschool, Cunningham Park, 5 blocks to the marina and fishing pier, and just a few blocks to Lyons Park, Government Island, Horse Stables and the dog park, this home offers unmatched convenience along with full access to Aquia Harbour amenities. Water Heater-2026; Roof-2016; HVAC-2013. The abundant Aquia Harbour amenities include a 24-hour manned front gate and residents-only rear gate, two pools, state-certified police force, fire department, marina with boat ramp and fishing pier, kayak and canoe launches, golf course with pro shop, putting green, driving range, and the clubhouse restaurant, dog park, horse stables with riding areas and trails, secure storage lot, community garden, preschool, fishing park, and multiple additional parks with tot lots, tennis, and basketball courts. The community is surrounded by natural beauty with wildlife including deer, fox, bald eagles, and blue heron, and hosts events throughout the year such as Independence Day celebrations with parade and fireworks, Oktoberfest, outdoor movies, and more. * * * OFFERS PRESENTED ASAP AFTER RECEIPT * * *

Key facts

• 0.36 acre lot
• 8 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (31.4% below list).
• Recommended offer: $274k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Aquia Harbour — 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 (#254 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Stafford County Public School District (suburban): math 50% / reading 68% proficiency, ranked #42 of 131 in VA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.2%/yr); 338 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 361 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Stafford County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 7 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 $222k; list at $400k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $274,411 (31.4% 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. 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. 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: 0.69% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 12.1

CMA / ARV

• ARV (median comp): $485,817
• List price: $399,900
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Spain Dr	0.00mi	3/2.0	1,440 (0%)	1mo	$414,000	$288	100
1203 Richmond Dr	0.44mi	3/2.0	1,426 (-1%)	2mo	$487,000	$342	76
1112 Potomac Dr	0.60mi	3/2.0	1,508 (+5%)	9mo	$560,000	$371	57
1311 Aquia Dr	0.36mi	3/2.0	1,588 (+10%)	17mo	$425,000	$268	52

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.12×
• Total profit: $-98,162
• Equity at exit: $59,626

10-year hold

• IRR: -30.1%
• Equity multiple: -0.26×
• Total profit: $-141,544
• Equity at exit: $34,576

Cash invested: $111,972 (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 22554

• Rents YoY: 1.2%
• Active inventory: 338
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$167
• HOA: −$174
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-447

Break-even live

Break-even rent $3,310

Max offer price $320,975

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-334	+0% $-447	+5% $-560	+10% $-673
Rent	-10% $-664	-5% $-555	+0% $-447	+5% $-338	+10% $-230
Rate	-1.0pp $-245	-0.5pp $-345	base $-447	+0.5pp $-550	+1.0pp $-656

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Spain Dr Stafford, VA	3.0	2.5	1604	$2,990	$1.86	18d	1	0.16mi
1115 Aquia Dr Stafford, VA	3.0	3.5	1600	$3,200	$2.00	5d	1	0.32mi
1115 Aquia Dr Stafford, VA	3.0	3.5	1600	$2,950	$1.84	2d	1	0.32mi
225 White Pine Cir Stafford, VA	2.0–3.0	2.0–2.5	1041	$2,332	$2.24	2d	5	0.47mi
15 Town Square Cir Stafford, VA	1.0–3.0	1.0–2.0	1064	$2,446	$2.30	13d	9	0.50mi
190 White Pine Cir Stafford, VA	1.0–3.0	1.0–2.0	997	$2,093	$2.10	2d	17	0.52mi
42 Tarleton Way Stafford, VA	3.0	2.5	1068	$2,400	$2.25	2d	1	0.87mi
32 Tarleton Way Stafford, VA	3.0	2.5	1664	$2,650	$1.59	19d	1	0.94mi
2030 Dewey Dr Stafford, VA	3.0	2.0	1296	$2,750	$2.12	45d	1	1.08mi
302 Ridgecrest Ct Stafford, VA	3.0	2.5	1620	$2,350	$1.45	3d	1	1.14mi
104 Tradewinds Ter Stafford, VA	3.0	2.5	1520	$2,600	$1.71	25d	1	1.28mi
37 Bristol Ct Stafford, VA	3.0	1.5	1320	$2,500	$1.89	4d	1	1.45mi
405 Lakeview Ct Stafford, VA	3.0	2.5	1870	$2,550	$1.36	4d	1	1.46mi

HOA detail

• Monthly dues: $174 · $2,088/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-05-07
   status Pending 2599-char remark

   Show marketing remark (2599 chars)

   Value Priced, Move-In Ready 3BR, 2BA Rambler with Covered Front Porch, Rear Deck & Extra Parking Just Seconds to the Front Gate in Amenity-Filled Aquia Harbour! Highlights and Features Include: Paved driveway with front parking pad plus additional side parking; ideal for boat, RV, or trailer; NEW Water Heater; Covered concrete front porch with vinyl railings and columns; Foyer with half-moon solid wood entry door, ceramic tile flooring, and coat closet; Living room with ceiling fan and corner hearth feature; Dining room with hardwood floors and ceiling fan; Breakfast area with sliding glass door to rear deck. Kitchen with solid surface countertops, 36" raised panel maple cabinetry with crown molding, breakfast bar, pantry, and full appliance package; Laundry room off kitchen with Washer, Dryer, cabinetry and direct access to the backyard. Primary bedroom with ceiling fan, walk-in closet with organizer, and attached bath featuring ceramic tile flooring, deep soaking tub, and separate step-in shower with floor-to-ceiling ceramic tile surround; Two additional bedrooms with double door closets and ceiling fans; Hall bath with ceramic tile flooring, back-saver height vanity with storage and tub/shower with ceramic tile surround. Additional highlights include vinyl double-pane double-hung windows, rear deck with covered section, Level Driveway and Yard w/ fully fenced backyard, gate, raised garden beds, and large shed. Located in Section One, adjacent to Business Office, Preschool, Cunningham Park, 5 blocks to the marina and fishing pier, and just a few blocks to Lyons Park, Government Island, Horse Stables and the dog park, this home offers unmatched convenience along with full access to Aquia Harbour amenities. Water Heater-2026; Roof-2016; HVAC-2013. The abundant Aquia Harbour amenities include a 24-hour manned front gate and residents-only rear gate, two pools, state-certified police force, fire department, marina with boat ramp and fishing pier, kayak and canoe launches, golf course with pro shop, putting green, driving range, and the clubhouse restaurant, dog park, horse stables with riding areas and trails, secure storage lot, community garden, preschool, fishing park, and multiple additional parks with tot lots, tennis, and basketball courts. The community is surrounded by natural beauty with wildlife including deer, fox, bald eagles, and blue heron, and hosts events throughout the year such as Independence Day celebrations with parade and fireworks, Oktoberfest, outdoor movies, and more. * * * OFFERS PRESENTED ASAP AFTER RECEIPT * * *

2. 2026-04-27
   status Active 2599-char remark

   Show marketing remark (2599 chars)

   Value Priced, Move-In Ready 3BR, 2BA Rambler with Covered Front Porch, Rear Deck & Extra Parking Just Seconds to the Front Gate in Amenity-Filled Aquia Harbour! Highlights and Features Include: Paved driveway with front parking pad plus additional side parking; ideal for boat, RV, or trailer; NEW Water Heater; Covered concrete front porch with vinyl railings and columns; Foyer with half-moon solid wood entry door, ceramic tile flooring, and coat closet; Living room with ceiling fan and corner hearth feature; Dining room with hardwood floors and ceiling fan; Breakfast area with sliding glass door to rear deck. Kitchen with solid surface countertops, 36" raised panel maple cabinetry with crown molding, breakfast bar, pantry, and full appliance package; Laundry room off kitchen with Washer, Dryer, cabinetry and direct access to the backyard. Primary bedroom with ceiling fan, walk-in closet with organizer, and attached bath featuring ceramic tile flooring, deep soaking tub, and separate step-in shower with floor-to-ceiling ceramic tile surround; Two additional bedrooms with double door closets and ceiling fans; Hall bath with ceramic tile flooring, back-saver height vanity with storage and tub/shower with ceramic tile surround. Additional highlights include vinyl double-pane double-hung windows, rear deck with covered section, Level Driveway and Yard w/ fully fenced backyard, gate, raised garden beds, and large shed. Located in Section One, adjacent to Business Office, Preschool, Cunningham Park, 5 blocks to the marina and fishing pier, and just a few blocks to Lyons Park, Government Island, Horse Stables and the dog park, this home offers unmatched convenience along with full access to Aquia Harbour amenities. Water Heater-2026; Roof-2016; HVAC-2013. The abundant Aquia Harbour amenities include a 24-hour manned front gate and residents-only rear gate, two pools, state-certified police force, fire department, marina with boat ramp and fishing pier, kayak and canoe launches, golf course with pro shop, putting green, driving range, and the clubhouse restaurant, dog park, horse stables with riding areas and trails, secure storage lot, community garden, preschool, fishing park, and multiple additional parks with tot lots, tennis, and basketball courts. The community is surrounded by natural beauty with wildlife including deer, fox, bald eagles, and blue heron, and hosts events throughout the year such as Independence Day celebrations with parade and fireworks, Oktoberfest, outdoor movies, and more. * * * OFFERS PRESENTED ASAP AFTER RECEIPT * * *

3. 2026-04-22
   status Pending 2599-char remark

   Show marketing remark (2599 chars)

   Value Priced, Move-In Ready 3BR, 2BA Rambler with Covered Front Porch, Rear Deck & Extra Parking Just Seconds to the Front Gate in Amenity-Filled Aquia Harbour! Highlights and Features Include: Paved driveway with front parking pad plus additional side parking; ideal for boat, RV, or trailer; NEW Water Heater; Covered concrete front porch with vinyl railings and columns; Foyer with half-moon solid wood entry door, ceramic tile flooring, and coat closet; Living room with ceiling fan and corner hearth feature; Dining room with hardwood floors and ceiling fan; Breakfast area with sliding glass door to rear deck. Kitchen with solid surface countertops, 36" raised panel maple cabinetry with crown molding, breakfast bar, pantry, and full appliance package; Laundry room off kitchen with Washer, Dryer, cabinetry and direct access to the backyard. Primary bedroom with ceiling fan, walk-in closet with organizer, and attached bath featuring ceramic tile flooring, deep soaking tub, and separate step-in shower with floor-to-ceiling ceramic tile surround; Two additional bedrooms with double door closets and ceiling fans; Hall bath with ceramic tile flooring, back-saver height vanity with storage and tub/shower with ceramic tile surround. Additional highlights include vinyl double-pane double-hung windows, rear deck with covered section, Level Driveway and Yard w/ fully fenced backyard, gate, raised garden beds, and large shed. Located in Section One, adjacent to Business Office, Preschool, Cunningham Park, 5 blocks to the marina and fishing pier, and just a few blocks to Lyons Park, Government Island, Horse Stables and the dog park, this home offers unmatched convenience along with full access to Aquia Harbour amenities. Water Heater-2026; Roof-2016; HVAC-2013. The abundant Aquia Harbour amenities include a 24-hour manned front gate and residents-only rear gate, two pools, state-certified police force, fire department, marina with boat ramp and fishing pier, kayak and canoe launches, golf course with pro shop, putting green, driving range, and the clubhouse restaurant, dog park, horse stables with riding areas and trails, secure storage lot, community garden, preschool, fishing park, and multiple additional parks with tot lots, tennis, and basketball courts. The community is surrounded by natural beauty with wildlife including deer, fox, bald eagles, and blue heron, and hosts events throughout the year such as Independence Day celebrations with parade and fireworks, Oktoberfest, outdoor movies, and more. * * * OFFERS PRESENTED ASAP AFTER RECEIPT * * *

4. 2026-04-16
   listed $399,900 Active 2599-char remark

   Show marketing remark (2599 chars)

   Value Priced, Move-In Ready 3BR, 2BA Rambler with Covered Front Porch, Rear Deck & Extra Parking Just Seconds to the Front Gate in Amenity-Filled Aquia Harbour! Highlights and Features Include: Paved driveway with front parking pad plus additional side parking; ideal for boat, RV, or trailer; NEW Water Heater; Covered concrete front porch with vinyl railings and columns; Foyer with half-moon solid wood entry door, ceramic tile flooring, and coat closet; Living room with ceiling fan and corner hearth feature; Dining room with hardwood floors and ceiling fan; Breakfast area with sliding glass door to rear deck. Kitchen with solid surface countertops, 36" raised panel maple cabinetry with crown molding, breakfast bar, pantry, and full appliance package; Laundry room off kitchen with Washer, Dryer, cabinetry and direct access to the backyard. Primary bedroom with ceiling fan, walk-in closet with organizer, and attached bath featuring ceramic tile flooring, deep soaking tub, and separate step-in shower with floor-to-ceiling ceramic tile surround; Two additional bedrooms with double door closets and ceiling fans; Hall bath with ceramic tile flooring, back-saver height vanity with storage and tub/shower with ceramic tile surround. Additional highlights include vinyl double-pane double-hung windows, rear deck with covered section, Level Driveway and Yard w/ fully fenced backyard, gate, raised garden beds, and large shed. Located in Section One, adjacent to Business Office, Preschool, Cunningham Park, 5 blocks to the marina and fishing pier, and just a few blocks to Lyons Park, Government Island, Horse Stables and the dog park, this home offers unmatched convenience along with full access to Aquia Harbour amenities. Water Heater-2026; Roof-2016; HVAC-2013. The abundant Aquia Harbour amenities include a 24-hour manned front gate and residents-only rear gate, two pools, state-certified police force, fire department, marina with boat ramp and fishing pier, kayak and canoe launches, golf course with pro shop, putting green, driving range, and the clubhouse restaurant, dog park, horse stables with riding areas and trails, secure storage lot, community garden, preschool, fishing park, and multiple additional parks with tot lots, tennis, and basketball courts. The community is surrounded by natural beauty with wildlife including deer, fox, bald eagles, and blue heron, and hosts events throughout the year such as Independence Day celebrations with parade and fireworks, Oktoberfest, outdoor movies, and more. * * * OFFERS PRESENTED ASAP AFTER RECEIPT * * *

5. 2026-04-10
   historical $399,900 2599-char remark

   Show marketing remark (2599 chars)

   Value Priced, Move-In Ready 3BR, 2BA Rambler with Covered Front Porch, Rear Deck & Extra Parking Just Seconds to the Front Gate in Amenity-Filled Aquia Harbour! Highlights and Features Include: Paved driveway with front parking pad plus additional side parking; ideal for boat, RV, or trailer; NEW Water Heater; Covered concrete front porch with vinyl railings and columns; Foyer with half-moon solid wood entry door, ceramic tile flooring, and coat closet; Living room with ceiling fan and corner hearth feature; Dining room with hardwood floors and ceiling fan; Breakfast area with sliding glass door to rear deck. Kitchen with solid surface countertops, 36" raised panel maple cabinetry with crown molding, breakfast bar, pantry, and full appliance package; Laundry room off kitchen with Washer, Dryer, cabinetry and direct access to the backyard. Primary bedroom with ceiling fan, walk-in closet with organizer, and attached bath featuring ceramic tile flooring, deep soaking tub, and separate step-in shower with floor-to-ceiling ceramic tile surround; Two additional bedrooms with double door closets and ceiling fans; Hall bath with ceramic tile flooring, back-saver height vanity with storage and tub/shower with ceramic tile surround. Additional highlights include vinyl double-pane double-hung windows, rear deck with covered section, Level Driveway and Yard w/ fully fenced backyard, gate, raised garden beds, and large shed. Located in Section One, adjacent to Business Office, Preschool, Cunningham Park, 5 blocks to the marina and fishing pier, and just a few blocks to Lyons Park, Government Island, Horse Stables and the dog park, this home offers unmatched convenience along with full access to Aquia Harbour amenities. Water Heater-2026; Roof-2016; HVAC-2013. The abundant Aquia Harbour amenities include a 24-hour manned front gate and residents-only rear gate, two pools, state-certified police force, fire department, marina with boat ramp and fishing pier, kayak and canoe launches, golf course with pro shop, putting green, driving range, and the clubhouse restaurant, dog park, horse stables with riding areas and trails, secure storage lot, community garden, preschool, fishing park, and multiple additional parks with tot lots, tennis, and basketball courts. The community is surrounded by natural beauty with wildlife including deer, fox, bald eagles, and blue heron, and hosts events throughout the year such as Independence Day celebrations with parade and fireworks, Oktoberfest, outdoor movies, and more. * * * OFFERS PRESENTED ASAP AFTER RECEIPT * * *

6. 2014-09-22
   historical 354-char remark

   Show marketing remark (354 chars)

   CLEAN & SHARP 1 Story RAMBLER Backing to Peace Park! GREAT SINGLE LEVEL LIVING! Check Out the Extras in this Price:: Silestone, Newer HVAC, Newer Flooring, Large Master Bath, Back Deck, Fenced Back, Shed, Covered Front Porch, Tons of Parking, Daycare next door (9AM-3:30PM school year). Stack it Up, Hard to Beat At this Entry price! Snap it Up!!!

7. 2014-09-22
   soldstatus $222,000

   Show marketing remark (354 chars)

   CLEAN & SHARP 1 Story RAMBLER Backing to Peace Park! GREAT SINGLE LEVEL LIVING! Check Out the Extras in this Price:: Silestone, Newer HVAC, Newer Flooring, Large Master Bath, Back Deck, Fenced Back, Shed, Covered Front Porch, Tons of Parking, Daycare next door (9AM-3:30PM school year). Stack it Up, Hard to Beat At this Entry price! Snap it Up!!!

8. 2014-09-19
   soldstatus $222,000 Sold 354-char remark

   Show marketing remark (354 chars)

   CLEAN & SHARP 1 Story RAMBLER Backing to Peace Park! GREAT SINGLE LEVEL LIVING! Check Out the Extras in this Price:: Silestone, Newer HVAC, Newer Flooring, Large Master Bath, Back Deck, Fenced Back, Shed, Covered Front Porch, Tons of Parking, Daycare next door (9AM-3:30PM school year). Stack it Up, Hard to Beat At this Entry price! Snap it Up!!!

9. 2014-09-19
   soldstatus $222,000

   Show marketing remark (354 chars)

   CLEAN & SHARP 1 Story RAMBLER Backing to Peace Park! GREAT SINGLE LEVEL LIVING! Check Out the Extras in this Price:: Silestone, Newer HVAC, Newer Flooring, Large Master Bath, Back Deck, Fenced Back, Shed, Covered Front Porch, Tons of Parking, Daycare next door (9AM-3:30PM school year). Stack it Up, Hard to Beat At this Entry price! Snap it Up!!!

10. 2014-08-31
    status Contingent (No Kick Out) 354-char remark

    Show marketing remark (354 chars)

    CLEAN & SHARP 1 Story RAMBLER Backing to Peace Park! GREAT SINGLE LEVEL LIVING! Check Out the Extras in this Price:: Silestone, Newer HVAC, Newer Flooring, Large Master Bath, Back Deck, Fenced Back, Shed, Covered Front Porch, Tons of Parking, Daycare next door (9AM-3:30PM school year). Stack it Up, Hard to Beat At this Entry price! Snap it Up!!!

11. 2014-08-30
    historical
12. 2014-08-10
    listed $236,000 Active 354-char remark

    Show marketing remark (354 chars)

    CLEAN & SHARP 1 Story RAMBLER Backing to Peace Park! GREAT SINGLE LEVEL LIVING! Check Out the Extras in this Price:: Silestone, Newer HVAC, Newer Flooring, Large Master Bath, Back Deck, Fenced Back, Shed, Covered Front Porch, Tons of Parking, Daycare next door (9AM-3:30PM school year). Stack it Up, Hard to Beat At this Entry price! Snap it Up!!!

13. 2014-08-09
    listed $236,000
14. 2010-09-04
    historical Expired
15. 2010-09-04
    historical
16. 2010-04-20
    price
17. 2010-03-16
    price
18. 2010-03-04
    listed Active
19. 2010-03-04
    listed $224,900
20. 2005-03-28
    soldstatus $289,950
21. 2005-03-25
    soldstatus $289,950
22. 2005-02-27
    historical
23. 2005-02-25
    listed $284,900
24. 1994-10-03
    soldstatus $139,900

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $3,279 · $273/mo
• Expected delta: +$1,157/yr (+$96/mo · 54.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $32,929
• − Mortgage interest: −$22,401
• − Property taxes: −$2,123
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − HOA: −$2,088
• − Depreciation: −$11,633
• Taxable loss: −$12,584
• Est. tax savings @ 24.0%: +$3,020
• After-tax cash flow: $-2,341/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: Stafford County Public School District
• NCES district ID: 5103660
• Math proficiency: 50% ▼ -34.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $96,389
• Composite: 54.61/100
• National rank: #1336
• State rank: #42 of 131 in VA

Livability — Aquia Harbour

• Score: 69/100
• State rank: #254
• US rank: #8617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aquia Harbour, VA
• County: Stafford County · 161,536 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 65,494
• Household income: $151,480
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 781.0

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 169,882 people
• By 2030: 183,934 · +8.3%
• By 2040: 211,031 · +24.2%
• By 2050: 235,391 · +38.6%
• By 2075: 297,080 · +74.9%
• By 2100: 334,680 · +97.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Stafford

• 2024 margin: Toss-up / Even · D 49.6% · R 48.8% · Other 1.5%
• 2008→2024 swing: +7.1pp toward D · 2008: -6.3pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+3.3 2016: R+9.1 2012: R+8.8 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.68%
• Current HPI: 280.621
• Rent YoY: ▲ 1.21%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+185.8% since first listed

24 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-16 Listed $399,900 BRIGHT MLS
• 2026-04-10 Coming Soon $399,900 BRIGHT MLS
• 2014-09-22 Delisted — MRIS
• 2014-09-22 Sold (Public Records) $222,000 Public Records
• 2014-09-19 Sold (MLS) $222,000 BRIGHT MLS
• 2014-09-19 Sold (MLS) $222,000 MRIS
• 2014-08-31 Pending — MRIS
• 2014-08-30 Listing Removed — BRIGHT MLS
• 2014-08-10 Listed $236,000 MRIS
• 2014-08-09 Listed $236,000 BRIGHT MLS
• 2010-09-04 Delisted — MRIS
• 2010-09-04 Listing Removed — BRIGHT MLS
• 2010-04-20 Price Changed — MRIS
• 2010-03-16 Price Changed — MRIS
• 2010-03-04 Listed — MRIS
• 2010-03-04 Listed $224,900 BRIGHT MLS
• 2005-03-28 Sold (Public Records) $289,950 Public Records
• 2005-03-25 Sold (MLS) $289,950 MRIS
• 2005-02-27 Delisted — MRIS
• 2005-02-25 Listed $284,900 MRIS
• 1994-10-03 Sold (Public Records) $139,900 Public Records

Property tax history

+1.4%/yr

Latest (2018): $2,123 · +11.9% YoY. Source: county tax records.