32 Placid Rd · Colonial Beach, VA 22443

$299,999

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 51 Days on market

Built 2022 0.25 ac lot $200/sqft · at area comps Est $315k · at est.

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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 +13.6/30.0
• ARV discount +9.7/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What if your backyard could be your place to fish, kayak, relax, and unwind? Welcome to 32 Placid Rd, 2022-built Colonial Beach home in the Placid Bay area backing to Maddox Creek What makes this home truly stand out is the setting — the property backs to Maddox Creek, offering direct backyard access for fishing, kayaking, nature watching, and quiet evenings surrounded by wooded privacy. Whether you are looking for a full-time residence, weekend getaway, or low-maintenance coastal retreat, this home delivers the lifestyle without the stress of an older waterfront property. Inside, you’ll find a comfortable and functional layout with open living space, a spacious kitchen, private

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 2022

Property features AI

Finance

• Other: Fee simple ownership; Property in excellent condition; Ground rent paid annually
• HOA & community: Community boat ramp; Community center; HOA covers pier/dock maintenance and common area maintenance

Exterior

• Parking: Gravel driveway; Driveway parking; Four driveway/parking spaces (total 4 spaces)
• Utilities: Public or community water available; Public sewer; Sewer available, water available; Phone and cable available; Electric available; Electric hot water
• Home design: Detached property; Estimated year built; Architectural shingle roof; Vinyl siding; Crawl space foundation; Vinyl-clad double-hung windows; Located on a creek (Mattox Creek)
• Construction: Vinyl siding construction; Architectural shingle roof; Crawl space foundation; Detached structure
• Exterior features: Deck(s); Exterior lighting; Shed; Private setting with landscaping; Backs to trees; Stream/creek on property; Tidal wetland; Fishing available; Has water view; 50 feet of water frontage

Interior

• Kitchen: Built-in microwave; Dishwasher; Stove; Refrigerator; Icemaker; Exhaust fan; Stainless steel appliances; Energy-efficient appliances; Electric water heater
• Bedrooms: Master bedroom; Bedroom 2; Bedroom 3; Three bedrooms on the main level
• Flooring: Luxury vinyl tile; Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Energy Star heating system with heat pump(s); Energy Star cooling system with heat pump(s); Electric heating and cooling; 200+ amp electric service
• Interior features: Open floor plan; Ceiling fans; Chair railings; Sliding glass door; Six-panel doors; Drywall walls and ceilings; Entry-level bedroom; Family room off kitchen; No basement
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-52 ($-627/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.6% below list).
• Recommended offer: $238k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Colonial Beach — 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 59/100 on livability (#460 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime B, cost of living B; Watch: amenities F, commute F, health & safety F.
• Westmoreland County Public School District (rural): math 34% / reading 59% proficiency, ranked #105 of 131 in VA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington District Elementary (math 32% / reading 52%, grade F, #866 of 1,108 statewide, top 80%, 385 students, 100% FRL); Montross Middle (math 38% / reading 58%, grade C-, #247 of 342 statewide, top 74%, 309 students, 101% FRL); Westmoreland High (math 32% / reading 82%, grade C, #263 of 319 statewide, top 84%, 486 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 220 units permitted in Westmoreland County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($65k/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 $9k of value loss. Plan a longer hold.
• Westmoreland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% 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 $238,256 (20.6% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $315,332
• List price: $299,999
• Delta: -4.86%
• 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
633 Shorewood Dr	0.18mi	3/2.0	1,420 (-5%)	2mo	$367,000	$258	81
249 Wildwood Rd	0.12mi	3/2.0	1,296 (-14%)	1mo	$359,000	$277	71
62 Salina Ln	0.41mi	3/2.0	1,575 (+5%)	3mo	$345,000	$219	70
46 Salina Ln	0.41mi	3/2.0	1,575 (+5%)	4mo	$339,000	$215	69
497 Circle Ln	0.57mi	3/2.0	1,552 (+4%)	0mo	$365,000	$235	67
192 Woodmount Dr	0.56mi	3/3.0	1,552 (+4%)	3mo	$368,637	$238	62
204 Woodmount Dr	0.54mi	3/2.5	1,416 (-6%)	3mo	$365,900	$258	61
261 Azure Dr	0.31mi	3/2.0	1,288 (-14%)	2mo	$311,000	$241	61
339 Azure Dr	0.30mi	3/2.0	1,288 (-14%)	3mo	$310,000	$241	60
228 Dale Dr	0.46mi	3/2.0	1,334 (-11%)	1mo	$335,000	$251	59
84 Pinewood Ln	0.40mi	3/2.0	1,300 (-13%)	1mo	$324,900	$250	58
784 Lakeview Dr	0.64mi	3/2.0	1,334 (-11%)	4mo	$330,000	$247	49

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-51,991
• Equity at exit: $44,731

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-49,760
• Equity at exit: $25,938

Cash invested: $84,000 (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 22443

• Active inventory: 195
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-52

Break-even live

Break-even rent $2,449

Max offer price $290,766

Occupancy floor 97%

Sensitivity live

Price	-10% $118	-5% $33	+0% $-52	+5% $-137	+10% $-222
Rent	-10% $-240	-5% $-146	+0% $-52	+5% $42	+10% $136
Rate	-1.0pp $99	-0.5pp $24	base $-52	+0.5pp $-130	+1.0pp $-209

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Lake Dr Colonial Beach, VA	4.0	2.0	1850	$2,350	$1.27	16d	1	0.18mi
47 Birch Ln Colonial Beach, VA	3.0	2.0	1300	$2,545	$1.96	16d	1	0.45mi
236 Meadow View Ln Colonial Beach, VA	3.0	2.5	1600	$2,100	$1.31	16d	1	0.47mi
14 Azalea Way Colonial Beach, VA	3.0	2.0	1311	$2,250	$1.72	45d	1	0.54mi
990 Ebb Tide Dr Colonial Beach, VA	3.0	2.5	1632	$2,445	$1.50	45d	1	1.37mi

Listing history 21 events

1. 2026-06-21
   days on market $299,999 Active 51 DOM
2. 2026-06-18
   days on market $299,999 Active 48 DOM
3. 2026-06-17
   days on market $299,999 Active 47 DOM
4. 2026-06-16
   days on market $299,999 Active 46 DOM
5. 2026-06-15
   days on market $299,999 Active 45 DOM
6. 2026-06-14
   days on market $299,999 Active 43 DOM
7. 2026-06-13
   days on market $299,999 Active 42 DOM
8. 2026-06-10
   days on market $299,999 Active 40 DOM
9. 2026-06-09
   days on market $299,999 Active 39 DOM
10. 2026-06-08
    days on market $299,999 Active 38 DOM
11. 2026-06-07
    pricedays on market $299,999 Active 37 DOM
12. 2026-06-03
    days on market $309,900 Active 33 DOM
13. 2026-06-02
    days on market $309,900 Active 32 DOM
14. 2026-06-01
    days on market $309,900 Active 31 DOM
15. 2026-05-31
    days on market $309,900 Active 30 DOM
16. 2026-05-31
    remarks 687-char remark
17. 2026-05-31
    pricedays on market $309,900 Active 29 DOM
18. 2026-05-13
    price $319,900 2221-char remark
19. 2026-05-02
    listed $329,900 Active 2221-char remark
20. 2026-05-01
    historical $329,900 2221-char remark
21. 2023-02-22
    soldstatus $265,900

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$422/yr (+$35/mo · 20.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,591
• − Mortgage interest: −$16,805
• − Property taxes: −$2,038
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$8,727
• Taxable loss: −$5,851
• Est. tax savings @ 24.0%: +$1,404
• After-tax cash flow: $777/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: Westmoreland County Public School District
• NCES district ID: 5103980
• Math proficiency: 34% ▼ -47.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,665
• Composite: 39.94/100
• National rank: #3845
• State rank: #105 of 131 in VA

Livability — Colonial Beach

• Score: 59/100
• State rank: #460
• US rank: #19615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland County · 10,011 people
• City population: 10,011
• Metro: nan
• Population (ZIP): 10,011
• Household income: $64,810
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 126.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 17,643 people
• By 2030: 17,520 · -0.7%
• By 2040: 17,041 · -3.4%
• By 2050: 16,397 · -7.1%
• By 2075: 15,012 · -14.9%
• By 2100: 12,917 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 15% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Westmoreland

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -24.5pp toward R · 2008: 10.2pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+8.2 2016: R+7.3 2012: D+0.5 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.23%
• Current HPI: 152.1518
• 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

+12.8% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $299,999 BRIGHT MLS
• 2026-05-29 Price Changed $309,900 BRIGHT MLS
• 2026-05-13 Price Changed $319,900 BRIGHT MLS
• 2026-05-02 Listed $329,900 BRIGHT MLS
• 2026-05-01 Coming Soon $329,900 BRIGHT MLS
• 2023-02-22 Sold (Public Records) $265,900 Public Records

Property tax history

+24.7%/yr

Latest (2025): $2,038 · +0.0% YoY. Source: county tax records.