105 Chamberlain Ct · Winchester, VA 22603

$70,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 10 Days on market

Built 2016 Good condition $13/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2016 Double‑Wide Manufactured Home in a Nicely Established Park This well‑maintained 2016 manufactured double‑wide offers comfort, convenience, and plenty of space in one of the community’s most desirable locations. Situated near the entrance for easy access, this home is perfectly placed within a nicely established park known for its peaceful setting and welcoming atmosphere. Enjoy the ability to walk to the pond, a favorite spot for relaxing, unwinding, or taking in the natural surroundings. The lot provides ample room for outdoor living, gardening, or simply enjoying the open space around you.

Key facts

• 2 parking spots
• Built 2016
• Listed 9 days

Property features AI

Finance

• Financial info: Ground rent paid monthly; Annual ground rent listed in income/expense items
• HOA & community: Association fee $13 monthly; Located in a community with monthly ground rent ($925/month)

Exterior

• Parking: Driveway parking; Two driveway spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Electric service available; Electric hot water
• Home design: Manufactured double-wide home; Built by Skyline; Model K500ELB; Estimated year built; Single-story (main-level living)
• Construction: Modular/manufactured construction; Above-grade structure
• Exterior features: Located in the Regency Lakes park; Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Kitchen: Built-in microwave; Built-in range; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric)
• Interior features: Level entry to main level; Main-level ramp; Grab bars installed; 36+ inch wide halls; No basement; Estimated living area
• Laundry & utility: Electric dryer; Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 21.7% vs local median 3.1% in Winchester — 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 (#138 in VA, #4,429 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A-; Watch: commute F.
• Frederick County Public School District (rural): math 49% / reading 64% proficiency, ranked #65 of 131 in VA (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 872 units permitted in Frederick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Frederick County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $70,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.52% ✓
• Cap rate: 21.67%
• Cash-on-cash: 54.91%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $340,704
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Lake Sever Dr	0.43mi	3/2.0	1,232 (-1%)	10mo	$296,574	$241	70
163 Denny Ln	0.58mi	3/2.0	1,152 (-8%)	4mo	$315,000	$273	57
102 Winnepeg Pl	0.49mi	3/2.0	1,344 (+8%)	11mo	$415,000	$309	55
100 Heathrow Ln	0.68mi	3/2.0	1,256 (+1%)	15mo	$305,000	$243	54
137 Regency Lakes Dr	0.47mi	3/1.0	1,199 (-4%)	22mo	$330,000	$275	50
111 Lake Wisdom Dr	0.50mi	3/2.0	1,108 (-11%)	15mo	$369,900	$334	46
411 Eckard Cir	0.75mi	3/2.0	1,100 (-12%)	1mo	$78,000	$71	44
102 Chelan Pl	0.53mi	3/2.0	1,431 (+15%)	15mo	$350,000	$245	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: 53.2%
• Equity multiple: 3.34×
• Total profit: $45,815
• Equity at exit: $10,437

10-year hold

• IRR: 58.4%
• Equity multiple: 6.80×
• Total profit: $113,591
• Equity at exit: $6,052

Cash invested: $19,600 (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 22603

• Home prices YoY: -17.8%
• Active inventory: 146
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$13
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $897

Break-even live

Break-even rent $629

Max offer price $70,000

Occupancy floor 44%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Franklin St Unit 3 Winchester, VA	2.0	1.5	1142	$1,498	$1.31	44d	1	1.26mi
1105 Franklin St Unit 1105 Winchester, VA	2.0	1.5	1047	$1,650	$1.58	44d	1	1.27mi
1114 Allen Dr Winchester, VA	2.0	1.0	850	$1,300	$1.53	44d	1	1.28mi
647 Laurelwood Cir Winchester, VA	3.0	2.5	1450	$2,150	$1.48	44d	1	1.35mi
532 N Pleasant Valley Rd Unit POPLAR2 QUICK DELV Winchester, VA	3.0	2.5	1440	$2,200	$1.53	44d	1	1.40mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 10 events

1. 2026-06-19
   days on market $70,000 Active 10 DOM
2. 2026-06-18
   days on market $70,000 Active 9 DOM
3. 2026-06-17
   days on market $70,000 Active 8 DOM
4. 2026-06-16
   days on market $70,000 Active 7 DOM
5. 2026-06-15
   days on market $70,000 Active 6 DOM
6. 2026-06-14
   days on market $70,000 Active 4 DOM
7. 2026-06-13
   days on market $70,000 Active 3 DOM
8. 2026-06-10
   status $70,000 Active 1 DOM
9. 2026-06-09
   remarks 612-char remark
10. 2026-06-09
    listed $70,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,169
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − HOA: −$156
• − Depreciation: −$2,036
• Taxable income: $10,269
• Est. tax owed @ 24.0%: −$2,465
• After-tax cash flow: $8,298/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This 2016 manufactured double-wide is in good condition with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance the home's curb appeal and increase its value.
• Both Replace the front porch railings — Weathered railings can detract from the home's appeal and may need replacement.
• Both Trim and maintain the landscaping — Well-maintained landscaping can improve the home's curb appeal and increase its value.
• Both Inspect and service HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, increasing the home's value.
• Both Inspect and service mechanical systems — A well-maintained mechanical system can improve comfort and energy efficiency, increasing the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance the home's curb appeal and increase its value. ↑
• Both Replace the front porch railings — Weathered railings can detract from the home's appeal and may need replacement. ↑
• Both Trim and maintain the landscaping — Well-maintained landscaping can improve the home's curb appeal and increase its value. ↑
• Both Inspect and service HVAC system — A well-maintained HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both Inspect and service mechanical systems — A well-maintained mechanical system can improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Frederick County Public School District
• NCES district ID: 5101470
• Math proficiency: 49% ▼ -30.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $67,049
• Composite: 49.75/100
• National rank: #1964
• State rank: #65 of 131 in VA

Livability — Winchester

• Score: 74/100
• State rank: #138
• US rank: #4429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 62,070
• Population (ZIP): 17,748

Population outlook (Frederick County) Hauer SSP2

• Today (2025): 92,976 people
• By 2030: 97,195 · +4.5%
• By 2040: 104,149 · +12.0%
• By 2050: 108,407 · +16.6%
• By 2075: 116,431 · +25.2%
• By 2100: 114,323 · +23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Frederick

• 2024 margin: Strong R (+28.4) · D 35.2% · R 63.6% · Other 1.1%
• 2008→2024 swing: -7.0pp toward R · 2008: -21.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+27.4 2016: R+35.3 2012: R+28.0 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.71%
• Current HPI: 220.1805
• 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

1 event — show timeline

• 2026-06-08 Coming Soon $70,000 BRIGHT MLS