63 Bishop Cv · Lake Land'Or, VA 22546

$335,000

4 bd · 3.0 ba · 1,776 sqft · SingleFamily public records · 13 Days on market

Built 1998 0.56 ac lot $189/sqft · 5% below area Est $354k · 5% under $150/mo HOA · 5% 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).

• Cash flow +13.5/30.0
• ARV discount +9.9/15.0
• Schools +4.4/10.0
• DSCR +4.1/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS HOME IN LAKE COMMUNITY. CLOSE TO I-95. ENJOY LAKE LIVING, GATED COMMUNITY WITH SECURITY, PLAY GROUNDS, POOL & CLUBHOUSE. HOME FEATURES LOTS OF SPACE WITH 4BR AND 3BA. PATIO OUT BACK FOR OUTDOOR ENJOYMENT, GARAGE FOR STORAGE OR PROJECTS. LARGE REC. ROOM & SPACIOUS LIVING ROOM OFFER LOTS OF SPACE. EAT IN KITCHEN, MASTER BEDROOM WITH PRIVATE BATH. BASEMENT BEDROOM WITH BATH AND MORE. A MUST SEE. BIG TICKET SYSTEMS RECENTLY REPLACED. READY FOR NEW OWNERS. CALL LISTER WITH QUESTIONS.

Key facts

• 0.56 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee ($150) covering pools, snow removal, road maintenance, security gate, and common area maintenance; Community amenities include outdoor pool, clubhouse, playgrounds, basketball courts, beach, boat ramp, lake access, picnic areas, and gated community security

Exterior

• Parking: Front-entry attached garage (1 space); Asphalt driveway
• Security: Community security features (gated community listed in association amenities)
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached home; Above-grade and below-grade finished living areas
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof; Concrete perimeter foundation; Double-pane windows; Estimated year built source: Assessor
• Exterior features: Sidewalks; Partially fenced rear yard; Community pool access; Water access to Lake Heritage (fishing, canoe/kayak); Shed on property

Interior

• Kitchen: Gas oven/range; Range hood; Refrigerator; Icemaker
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Bathrooms: Three full bathrooms (two on upper level, one on lower level)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric hot water
• Interior features: Ceiling fans; Combination kitchen/dining area; Six-panel doors; Full, fully finished basement; Gas/propane fireplace (1)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $278k (17.1% below list).
• Recommended offer: $278k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Lake Land'Or — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Caroline County Public School District (rural): math 39% / reading 62% proficiency, ranked #95 of 131 in VA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lewis And Clark Elementary (math 53% / reading 64%, grade B-, #576 of 1,108 statewide, top 52%, 890 students, 75% FRL); Caroline Middle (math 36% / reading 67%, grade C, #222 of 342 statewide, top 65%, 973 students, 75% FRL); Caroline High (math 46% / reading 76%, grade C+, #242 of 319 statewide, top 76%, 1,251 students, 75% FRL) — zoned schools average 75% FRL vs 44% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 280 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 318 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Caroline County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 25y 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 $215k; list at $335k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,611 (17.1% below list)

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. 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?
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: 0.83% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $353,867
• List price: $335,000
• Delta: -5.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Cornwall Dr	0.09mi	4/2.0	1,782 (+0%)	11mo	$280,000	$157	82
267 Devon Dr	0.11mi	3/2.5 (-1)	1,772 (-0%)	10mo	$372,950	$210	79
441 Cornwall	0.07mi	3/2.5 (-1)	1,772 (-0%)	12mo	$382,500	$216	79
423 Dorset Dr	0.19mi	3/2.5 (-1)	1,772 (-0%)	14mo	$369,000	$208	72
518 Montgomery Dr	0.36mi	3/3.0 (-1)	1,780 (+0%)	10mo	$350,000	$197	70
516 Hessler Dr	0.56mi	4/2.5	1,840 (+4%)	9mo	$400,000	$217	58
227 Stafford Dr	0.50mi	4/3.0	1,944 (+10%)	6mo	$374,000	$192	56
649 Welsh Dr	0.32mi	3/3.0 (-1)	1,556 (-12%)	6mo	$347,000	$223	54
344 Land Or Dr	0.61mi	3/2.0 (-1)	1,692 (-5%)	10mo	$395,000	$233	46
219 Hollyside Dr	0.60mi	4/2.0	2,024 (+14%)	1mo	$355,000	$175	44
915 Kent Dr	0.73mi	4/2.0	1,898 (+7%)	16mo	$355,000	$187	37
583 Norwich Dr	0.62mi	3/2.5 (-1)	1,568 (-12%)	16mo	$371,000	$237	31

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-53,610
• Equity at exit: $49,950

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-45,925
• Equity at exit: $28,965

Cash invested: $93,800 (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 22546

• Home prices YoY: -2.9%
• Active inventory: 280
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,776 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$140
• HOA: −$150
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $11

Break-even live

Break-even rent $2,762

Max offer price $335,000

Occupancy floor 95%

Sensitivity live

Price	-10% $201	-5% $106	+0% $11	+5% $-84	+10% $-178
Rent	-10% $-208	-5% $-98	+0% $11	+5% $121	+10% $231
Rate	-1.0pp $180	-0.5pp $96	base $11	+0.5pp $-76	+1.0pp $-164

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
583 Norwich Dr Ruther Glen, VA	3.0	2.5	1568	$2,650	$1.69	5d	1	0.60mi
18353 Centennial Cir Ruther Glen, VA	4.0	3.5	2448	$2,650	$1.08	46d	1	1.15mi
18347 Centennial Cir Ruther Glen, VA	4.0	3.5	2250	$1,090	$0.48	46d	1	1.16mi
7092 Durrette Rd Ruther Glen, VA	2.0–3.0	2.0	1500	$2,260	$1.51	0d	1	1.27mi
7120 Iron Gall Ln Ruther Glen, VA	3.0	2.0	1700	$2,495	$1.47	46d	1	1.29mi
7124 Azalea Dr Ruther Glen, VA	3.0	2.5	1440	$1,900	$1.32	46d	1	1.45mi
7236 Potomac Ter Ruther Glen, VA	3.0	2.5	1680	$2,500	$1.49	22d	1	1.48mi
203 Sea Cliff Dr Ruther Glen, VA	3.0	2.0	1754	$2,550	$1.45	0d	1	1.48mi
18393 Signature Way Ruther Glen, VA	3.0	2.0	1368	$2,407	$1.76	26d	1	1.49mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: landscapingpoolsecurity

Listing history 50 events

1. 2026-05-12
   status Pending 504-char remark
2. 2026-04-29
   listed $335,000 Active 504-char remark
3. 2026-04-28
   historical
4. 2026-03-19
   listed $350,000 Active
5. 2025-10-29
   historical
6. 2025-09-30
   historical
7. 2025-09-30
   listed $320,000 Active
8. 2025-09-02
   price $325,000
9. 2025-08-13
   listed $350,000 Active
10. 2020-03-09
    soldstatus $215,000
11. 2020-03-06
    soldstatus $215,000 Closed
12. 2020-02-02
    historical Active Under Contract
13. 2020-01-29
    price $209,900
14. 2019-11-28
    price $229,900
15. 2019-11-16
    price $249,900
16. 2019-10-01
    listed $259,900 Active
17. 2012-04-05
    soldstatus $135,000
18. 2012-04-05
    soldstatus $135,000
19. 2012-04-05
    soldstatus $135,000 Sold
20. 2012-03-01
    status Contract
21. 2012-03-01
    historical
22. 2012-03-01
    historical
23. 2012-02-14
    listed $124,900 Active
24. 2012-02-14
    listed $124,900
25. 2012-02-14
    listed $124,900
26. 2011-09-08
    historical Withdrawn
27. 2011-09-08
    historical
28. 2011-08-18
    price
29. 2011-05-25
    listed Active
30. 2011-05-25
    listed $134,900
31. 2009-09-22
    historical
32. 2006-09-29
    historical
33. 2006-08-30
    listed
34. 2006-08-24
    historical
35. 2006-08-24
    historical
36. 2006-08-24
    historical
37. 2006-07-07
    listed $284,500
38. 2006-07-07
    historical
39. 2006-07-07
    listed $284,500
40. 2006-06-07
    listed
41. 2006-06-06
    listed $284,500
42. 2006-06-06
    listed $284,500
43. 2006-01-12
    historical
44. 2006-01-11
    historical
45. 2006-01-09
    historical
46. 2005-10-22
    listed $285,000
47. 2005-10-22
    listed $285,000
48. 2005-10-22
    listed
49. 2005-10-14
    historical
50. 2005-09-22
    listed

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $2,747 · $229/mo
• Expected delta: +$1,120/yr (+$93/mo · 68.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $33,313
• − Mortgage interest: −$18,765
• − Property taxes: −$1,627
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,665
• − Management: −$2,665
• − HOA: −$1,800
• − Depreciation: −$9,745
• Taxable loss: −$5,629
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $1,486/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: Caroline County Public School District
• NCES district ID: 5100660
• Math proficiency: 39% ▼ -36.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $58,075
• Composite: 43.88/100
• National rank: #2920
• State rank: #95 of 131 in VA

Livability — Lake Land'Or

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake Land'Or, VA
• County: Caroline County · 18,392 people
• Metro: nan
• Population (ZIP): 18,392
• Household income: $89,247
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 192.0

Population outlook (Caroline County) Hauer SSP2

• Today (2025): 32,136 people
• By 2030: 32,973 · +2.6%
• By 2040: 34,255 · +6.6%
• By 2050: 34,843 · +8.4%
• By 2075: 35,134 · +9.3%
• By 2100: 32,184 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 27% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Caroline

• 2024 margin: Lean R (+8.8) · D 45.1% · R 53.9% · Other 1.1%
• 2008→2024 swing: -20.8pp toward R · 2008: 12.0pp · 2024: -8.8pp
• All cycles: 2024: R+8.8 2020: R+4.2 2016: R+5.1 2012: D+8.2 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.95%
• Current HPI: 362.5582
• Rent YoY: —
• Metro: nan
• 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

+219.4% since first listed

58 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-29 Listed $335,000 BRIGHT MLS
• 2026-04-28 Listing Removed — BRIGHT MLS
• 2026-03-19 Listed $350,000 BRIGHT MLS
• 2025-10-29 Listing Removed — BRIGHT MLS
• 2025-09-30 Listed $320,000 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-09-02 Price Changed $325,000 BRIGHT MLS
• 2025-08-13 Listed $350,000 BRIGHT MLS
• 2020-03-09 Sold (Public Records) $215,000 Public Records
• 2020-03-06 Sold (MLS) $215,000 BRIGHT MLS
• 2020-02-02 Contingent — BRIGHT MLS
• 2020-01-29 Price Changed $209,900 BRIGHT MLS
• 2019-11-28 Price Changed $229,900 BRIGHT MLS
• 2019-11-16 Price Changed $249,900 BRIGHT MLS
• 2019-10-01 Listed $259,900 BRIGHT MLS
• 2012-04-05 Sold (MLS) $135,000 MRIS
• 2012-04-05 Sold (MLS) $135,000 BRIGHT MLS
• 2012-04-05 Sold (MLS) $135,000 CVRMLS
• 2012-03-01 Pending — MRIS
• 2012-03-01 Listing Removed — BRIGHT MLS
• 2012-03-01 Listing Removed — CVRMLS
• 2012-02-14 Listed $124,900 MRIS
• 2012-02-14 Listed $124,900 BRIGHT MLS
• 2012-02-14 Listed $124,900 CVRMLS
• 2011-09-08 Delisted — MRIS
• 2011-09-08 Listing Removed — BRIGHT MLS
• 2011-08-18 Price Changed — MRIS
• 2011-05-25 Listed — MRIS
• 2011-05-25 Listed $134,900 BRIGHT MLS
• 2009-09-22 Listing Removed — CVRMLS
• 2006-09-29 Delisted — MRIS
• 2006-08-30 Listed — MRIS
• 2006-08-24 Listing Removed — CVRMLS
• 2006-08-24 Delisted — MRIS
• 2006-08-24 Listing Removed — CVRMLS
• 2006-07-07 Listed $284,500 CVRMLS
• 2006-07-07 Listing Removed — CVRMLS
• 2006-07-07 Listed $284,500 CVRMLS
• 2006-06-07 Listed — MRIS
• 2006-06-06 Listed $284,500 CVRMLS
• 2006-06-06 Listed $284,500 CVRMLS
• 2006-01-12 Listing Removed — CVRMLS
• 2006-01-11 Listing Removed — CVRMLS
• 2006-01-09 Delisted — MRIS
• 2005-10-22 Listed — MRIS
• 2005-10-22 Listed $285,000 CVRMLS
• 2005-10-22 Listed $285,000 CVRMLS
• 2005-10-14 Delisted — MRIS
• 2005-09-22 Delisted — MRIS
• 2005-09-22 Listed — MRIS
• 2005-09-13 Delisted — MRIS
• 2005-09-13 Listed — MRIS
• 2005-07-01 Listed — MRIS
• 2001-06-07 Sold (Public Records) $106,400 Public Records
• 2001-06-06 Sold (MLS) $106,400 MRIS
• 2001-03-30 Delisted — MRIS
• 2001-02-05 Listed $104,900 MRIS

Property tax history

+1.0%/yr

Latest (2025): $1,627 · -3.1% YoY. Source: county tax records.