300 Broad St · Bridgewater, VA 22812

$359,900

3 bd · 1.5 ba · 2,134 sqft · MultiFamily public records · 8 Days on market

Built 1900 10,454 sqft lot

---

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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Step into the charm of small-town living with this spacious home in the heart of Bridgewater. Situated on a prominent corner lot just blocks from parks, dining, schools, and Bridgewater College, this property offers a rare combination of character, space, and convenience. With over 2,100 square feet of living space, the home features generously sized rooms, multiple living areas, and a flexible floor plan that can adapt to a variety of lifestyles. Whether you're looking for space to entertain, work from home, pursue hobbies, or accommodate a growing household, this property offers endless possibilities. Outside, the corner lot provides loads of yard space for gardening, recreation, or simpl

Key facts

• 0.24 acre lot
• Built 1900
• Listed 8 days

Property features AI

Exterior

• Utilities: Fiber optic available; Public sewer; Public water
• Home design: Detached duplex; Two stories; Below-grade unfinished area present
• Construction: Stick-built construction with vinyl siding; Poured foundation; Built as a duplex
• Exterior features: Fiber optic available; Public sewer; Public water

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Heat pump and natural gas heating; Central air and heat pump cooling
• Interior features: Interior entry basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Cap rate 9.6% vs local median 3.6% in Bridgewater — 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 72/100 on livability (#190 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Rockingham County Public School District (rural): math 47% / reading 64% proficiency, ranked #77 of 131 in VA (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John W. Wayland Elementary (math 53% / reading 63%, grade C+, #583 of 1,108 statewide, top 53%, 516 students, 38% FRL); Wilbur S. Pence Middle (math 46% / reading 64%, grade B-, #189 of 342 statewide, top 56%, 668 students, 39% FRL); Turner Ashby High (math 78% / reading 82%, grade A, #60 of 319 statewide, top 19%, 994 students, 35% FRL).
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 683 units permitted in Rockingham 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 $11k of value loss. Plan a longer hold.
• Rockingham County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $112k; list at $360k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,900

Questions for the listing agent

1. Built in 1900 — 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 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.04×
• Total profit: $4,477
• Equity at exit: $53,662

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $84,388
• Equity at exit: $31,118

Cash invested: $100,772 (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 22812

• Active inventory: 35
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $988

Break-even live

Break-even rent $2,749

Max offer price $359,900

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,000
Total (2 units)			$4,000

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Joyce Dr Bridgewater, VA	3.0	2.5	1444	$2,000	$1.39	43d	1	1.04mi
208 Scarlet Maple Ln Bridgewater, VA	4.0	3.5	1827	$2,200	$1.20	43d	1	1.33mi

Listing history 12 events

1. 2026-06-19
   days on market $359,900 Active 8 DOM
2. 2026-06-18
   days on market $359,900 Active 7 DOM
3. 2026-06-17
   days on market $359,900 Active 6 DOM
4. 2026-06-16
   days on market $359,900 Active 5 DOM
5. 2026-06-15
   days on market $359,900 Active 4 DOM
6. 2026-06-14
   days on market $359,900 Active 2 DOM
7. 2026-06-13
   statusdays on market $359,900 Active 1 DOM
8. 2026-06-10
   days on market $359,900 Coming Soon 5 DOM
9. 2026-06-09
   days on market $359,900 Coming Soon 4 DOM
10. 2026-06-08
    days on market $359,900 Coming Soon 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $359,900 Coming Soon 2 DOM

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $2,951 · $246/mo
• Expected delta: +$1,336/yr (+$111/mo · 82.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $48,000
• − Mortgage interest: −$20,160
• − Property taxes: −$1,616
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$10,470
• Taxable income: $6,275
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $10,351/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: Rockingham County Public School District
• NCES district ID: 5103390
• Math proficiency: 47% ▼ -36.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,178
• Composite: 47.58/100
• National rank: #2264
• State rank: #77 of 131 in VA

Livability — Bridgewater

• Score: 72/100
• State rank: #190
• US rank: #5925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgewater, VA
• Population (ZIP): 10,121

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 83,435 people
• By 2030: 85,223 · +2.1%
• By 2040: 87,667 · +5.1%
• By 2050: 88,550 · +6.1%
• By 2075: 90,331 · +8.3%
• By 2100: 85,122 · +2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 4% Scotch-Irish 3% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Indo-European 2%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+37.0) · D 30.9% · R 68.0% · Other 1.1%
• 2008→2024 swing: -1.0pp toward R · 2008: -36.0pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+40.4 2016: R+43.5 2012: R+40.6 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.26%
• Current HPI: 173.9769
• 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

+222.8% since first listed

2 events — show timeline

• 2026-06-06 Coming Soon $359,900 HRAR
• 1995-09-20 Sold (Public Records) $111,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,616 · +0.0% YoY. Source: county tax records.