289 Wise Ln · West Point, VA 23110

$130,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 133 Days on market

Built 1970 2.00 ac lot ↓ 17% since listing

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +6.1/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

Key facts

• 2 acre lot
• Built 1970
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $123k (5.4% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.4% in West Point — 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 76/100 on livability (#111 in VA, #3,458 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• King And Queen County Public School District (rural): math 35% / reading 63% proficiency, ranked #101 of 131 in VA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: King & Queen Elementary (math 32% / reading 67%, grade D, #742 of 1,108 statewide, top 70%, 274 students, 107% FRL); Central High (math 37% / reading 77%, grade C, #263 of 319 statewide, top 84%, 273 students, 105% FRL) — zoned schools average 106% FRL vs 53% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 36 units permitted in King and Queen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.3% local appreciation)).
• King and Queen County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $268,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5683 Lewis B Puller Memorial Hwy	0.31mi	3/1.5	1,263 (+2%)	8mo	$275,000	$218	72
321 Morris Ln	0.41mi	3/1.0	1,107 (-10%)	6mo	$224,950	$203	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.61×
• Total profit: $22,079
• Equity at exit: $53,090

10-year hold

• IRR: 13.8%
• Equity multiple: 2.89×
• Total profit: $68,893
• Equity at exit: $77,870

Cash invested: $36,400 (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 23110

• Home prices YoY: 2.2%
• Active inventory: 7
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $181

Break-even live

Break-even rent $1,001

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-03-31
   status Pending 875-char remark

   Show marketing remark (875 chars)

   Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

2. 2026-03-31
   status Pending 875-char remark

   Show marketing remark (875 chars)

   Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

3. 2026-03-31
   status Under Contract

   Show marketing remark (875 chars)

   Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

4. 2026-03-20
   historical Active Under Contract
5. 2026-03-17
   price $130,000
6. 2026-03-16
   price $130,000 875-char remark

   Show marketing remark (875 chars)

   Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

7. 2026-03-16
   price $130,000 875-char remark

   Show marketing remark (875 chars)

   Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

8. 2026-02-04
   price $153,000
9. 2026-02-03
   price $153,000 875-char remark

   Show marketing remark (875 chars)

   Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

10. 2026-02-03
    price $153,000 875-char remark

    Show marketing remark (875 chars)

    Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

11. 2026-02-03
    status Active

    Show marketing remark (875 chars)

    Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

12. 2026-01-29
    historical Active Under Contract
13. 2026-01-28
    status Active
14. 2026-01-23
    historical Active Under Contract
15. 2025-11-17
    listed $170,000 Active 875-char remark

    Show marketing remark (875 chars)

    Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

16. 2025-11-17
    listed $170,000 Active 875-char remark

    Show marketing remark (875 chars)

    Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

17. 2025-11-17
    listed $170,000 Active

    Show marketing remark (875 chars)

    Looking for quiet country living? Come take a look at this 3 bedroom ranch on over 2 acres! Offering a large foyer or bonus area and off the kitchen is a gathering room with a wood burning stove. Features a nice size living room! With a little work it will shine! Come take a look! HUD Case# 541-935891 IE (Insured Escrow), Seller makes no representations or warranties as to property condition. HUD Homes are Sold “As-Is”. Built prior to 1978, lead based paint may potentially exist. Equal Housing Opportunity. Seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Make sure to ask about the 3D True Immersive Virtual Tour. This technology allows you to literally experience the home on any mobile device, laptop or desktop. You can measure rooms, view 3D dollhouse, view exterior, and interior and so much more. Check it out today!

18. 2025-07-31
    soldstatus $155,873

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$412/yr (+$34/mo · 63.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,751
• − Mortgage interest: −$7,282
• − Property taxes: −$654
• − Insurance: −$650
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,782
• Taxable income: $23
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,163/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: King And Queen County Public School District
• NCES district ID: 5102070
• Math proficiency: 35% ▼ -43.00%
• Reading proficiency: 63% ▼ -16.00%
• Median HH income: $48,744
• Composite: 41.72/100
• National rank: #3406
• State rank: #101 of 131 in VA

Livability — West Point

• Score: 76/100
• State rank: #111
• US rank: #3458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 706

Population outlook (King and Queen County) Hauer SSP2

• Today (2025): 7,714 people
• By 2030: 7,878 · +2.1%
• By 2040: 8,020 · +4.0%
• By 2050: 8,011 · +3.9%
• By 2075: 8,117 · +5.2%
• By 2100: 7,746 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Two or more races 3%
• Common ancestry: Lithuanian 1%

Political lean MEDSL · King and Queen

• 2024 margin: Strong R (+25.7) · D 36.8% · R 62.5%
• 2008→2024 swing: -29.9pp toward R · 2008: 4.2pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+20.9 2016: R+16.8 2012: R+3.3 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 106.8583
• 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

-16.6% since first listed

18 events — show timeline

• 2026-03-31 Pending — CBRAR
• 2026-03-31 Pending — WMLS
• 2026-03-31 Pending — REINMLS
• 2026-03-20 Contingent — REINMLS
• 2026-03-17 Price Changed $130,000 REINMLS
• 2026-03-16 Price Changed $130,000 CBRAR
• 2026-03-16 Price Changed $130,000 WMLS
• 2026-02-04 Price Changed $153,000 REINMLS
• 2026-02-03 Price Changed $153,000 CBRAR
• 2026-02-03 Price Changed $153,000 WMLS
• 2026-02-03 Relisted — REINMLS
• 2026-01-29 Contingent — REINMLS
• 2026-01-28 Relisted — REINMLS
• 2026-01-23 Contingent — REINMLS
• 2025-11-17 Listed $170,000 REINMLS
• 2025-11-17 Listed $170,000 WMLS
• 2025-11-17 Listed $170,000 CBRAR
• 2025-07-31 Sold (Public Records) $155,873 Public Records

Property tax history

+4.1%/yr

Latest (2025): $654 · +4.0% YoY. Source: county tax records.