33 Park Pl · Lovettsville, VA 20180

$369,900

3 bd · 2.5 ba · 1,220 sqft · Townhouse public records · 27 Days on market

Built 1983 2,178 sqft lot Est $414k · 11% under $20/mo HOA · 1% of rent

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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 +14.7/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Oh my goodness! So many recent updates ~ you can MOVE RIGHT IN! This unit has 3 bedrooms, 2 ~ baths w/ 1400+ sf. Family Room w/ custom built-ins opens to fenced yard with sundeck & shed. Spacious kitchen & separate Dining Room. Large Master. Laundry on Bedroom Level. Plus, lots of free parking! An attractive & affordable option in Western Loudoun! Ask for a brochure w/ updates list!

Key facts

• Bright kitchen
• Spacious living area
• Dining space

Tags

• MULTIPLE LIVING AREAS
• INVITING OUTDOOR SPACE
• SPACIOUS LIVING AREA
• DINING SPACE
• BRIGHT KITCHEN
• WHITE CABINETRY

Property features AI

Finance

• HOA & community: HOA fee of $20 per month

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric heating fuel; Electric cooling fuel; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Aluminum siding; Steel siding; Other foundation
• Exterior features: Deck(s); Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Oven/Range - Electric; Range hood; Refrigerator; Icemaker
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Carpet; Wood floors
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom (lower level)
• Heating & cooling: Heat pump(s); Hot water heating; Central air (electric)
• Interior features: Carpet; Dining area; Traditional floor plan; Kitchen with table space; Master bathroom(s); Wainscoting; Wood floors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $370k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $307k (16.9% below list).
• Recommended offer: $307k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.9% in Lovettsville — 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 (#105 in VA, #3,260 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, cost of living F.
• Loudoun County Public School District (suburban): math 64% / reading 79% proficiency, ranked #7 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 62 active listings in the ZIP; 3,317 units permitted in Loudoun County in 2024 (1,818 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Loudoun County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $104k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $221k; list at $370k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,429 (16.9% 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. 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: 0.83% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $413,580
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Park Pl	0.08mi	3/1.5	1,220 (0%)	19mo	$358,000	$293	76
27 Frye Ct	0.28mi	3/2.5	1,320 (+8%)	11mo	$449,900	$341	64
25 Frye Ct	0.28mi	3/2.5	1,400 (+15%)	9mo	$475,000	$339	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.00×
• Total profit: $207,374
• Equity at exit: $333,235

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $605,779
• Equity at exit: $718,634

Cash invested: $103,572 (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 20180

• Home prices YoY: 3.8%
• Active inventory: 62
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,074 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$220 /mo · $2,646/yr
• Insurance: −$154
• HOA: −$20
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $94

Break-even live

Break-even rent $2,955

Max offer price $369,900

Occupancy floor 92%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 40 events

1. 2026-06-18
   days on market $369,900 Active 27 DOM
2. 2026-06-17
   days on market $369,900 Active 26 DOM
3. 2026-06-16
   days on market $369,900 Active 25 DOM
4. 2026-06-15
   days on market $369,900 Active 24 DOM
5. 2026-06-13
   pricedays on market $369,900 Active 22 DOM
6. 2026-06-09
   days on market $384,900 Active 18 DOM
7. 2026-06-08
   days on market $384,900 Active 17 DOM
8. 2026-06-07
   days on market $384,900 Active 16 DOM
9. 2026-06-04
   days on market $384,900 Active 13 DOM
10. 2026-06-03
    days on market $384,900 Active 12 DOM
11. 2026-06-02
    days on market $384,900 Active 11 DOM
12. 2026-06-02
    price $384,900 Active 10 DOM
13. 2026-06-01
    days on market $399,900 Active 10 DOM
14. 2026-05-31
    days on market $399,900 Active 9 DOM
15. 2026-05-09
    historical Active Under Contract 1199-char remark
16. 2026-05-08
    listed $399,900 Active 1199-char remark
17. 2026-05-06
    historical $399,900 1199-char remark
18. 2022-03-31
    price $1,650
19. 2022-03-13
    price $1,650
20. 2017-03-09
    soldstatus $221,000 407-char remark

    Show marketing remark (407 chars)

    Oh my goodness! So many recent updates ~ you can MOVE RIGHT IN! This unit has 3 bedrooms, 2 ~ baths w/ 1400+ sf. Family Room w/ custom built-ins opens to fenced yard with sundeck & shed. Spacious kitchen & separate Dining Room. Large Master. Laundry on Bedroom Level. Plus, lots of free parking! An attractive & affordable option in Western Loudoun! Ask for a brochure w/ updates list!

21. 2017-03-09
    soldstatus $221,000 Sold

    Show marketing remark (407 chars)

    Oh my goodness! So many recent updates ~ you can MOVE RIGHT IN! This unit has 3 bedrooms, 2 ~ baths w/ 1400+ sf. Family Room w/ custom built-ins opens to fenced yard with sundeck & shed. Spacious kitchen & separate Dining Room. Large Master. Laundry on Bedroom Level. Plus, lots of free parking! An attractive & affordable option in Western Loudoun! Ask for a brochure w/ updates list!

22. 2017-03-09
    soldstatus $221,000

    Show marketing remark (407 chars)

    Oh my goodness! So many recent updates ~ you can MOVE RIGHT IN! This unit has 3 bedrooms, 2 ~ baths w/ 1400+ sf. Family Room w/ custom built-ins opens to fenced yard with sundeck & shed. Spacious kitchen & separate Dining Room. Large Master. Laundry on Bedroom Level. Plus, lots of free parking! An attractive & affordable option in Western Loudoun! Ask for a brochure w/ updates list!

23. 2017-01-26
    status Contingent (No Kick Out)
24. 2017-01-19
    listed $229,000 Active
25. 2013-03-19
    soldstatus $187,287
26. 2013-03-18
    historical
27. 2013-03-18
    soldstatus $187,287 Sold
28. 2013-03-18
    soldstatus $187,287
29. 2013-01-22
    status Contingent (No Kick Out)
30. 2012-12-03
    listed $189,987 Active
31. 2012-12-03
    listed $189,987
32. 2008-07-18
    soldstatus $170,000
33. 2008-03-26
    historical
34. 2007-11-13
    listed
35. 2007-09-01
    historical
36. 2007-01-29
    listed
37. 2006-10-01
    historical
38. 2006-04-18
    listed
39. 1990-03-16
    soldstatus $105,000
40. 1984-05-11
    soldstatus $63,500

ⓘ 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: $2,646 · $220/mo
• Projected year-2 tax: $3,033 · $253/mo
• Expected delta: +$388/yr (+$32/mo · 14.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $36,891
• − Mortgage interest: −$20,720
• − Property taxes: −$2,646
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − HOA: −$240
• − Depreciation: −$10,761
• Taxable loss: −$5,227
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $2,386/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: Loudoun County Public School District
• NCES district ID: 5102250
• Math proficiency: 64% ▼ -22.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $121,927
• Composite: 67.43/100
• National rank: #379
• State rank: #7 of 131 in VA

Livability — Lovettsville

• Score: 76/100
• State rank: #105
• US rank: #3260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovettsville, VA
• City population: 7,791
• Population (ZIP): 7,791

Population outlook (Loudoun County) Hauer SSP2

• Today (2025): 503,590 people
• By 2030: 568,852 · +13.0%
• By 2040: 701,480 · +39.3%
• By 2050: 828,841 · +64.6%
• By 2075: 1,105,645 · +119.6%
• By 2100: 1,265,472 · +151.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 7% Romanian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Loudoun

• 2024 margin: D (+16.3) · D 56.6% · R 40.4% · Other 3.0%
• 2008→2024 swing: +8.0pp toward D · 2008: 8.2pp · 2024: 16.3pp
• All cycles: 2024: D+16.3 2020: D+25.0 2016: D+16.8 2012: D+4.5 2008: D+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.48%
• Current HPI: 312.1538
• 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

+482.5% since first listed

30 events — show timeline

• 2026-06-10 Price Changed $369,900 BRIGHT MLS
• 2026-06-01 Price Changed $384,900 BRIGHT MLS
• 2026-05-22 Listed $399,900 BRIGHT MLS
• 2026-05-21 Listing Removed — BRIGHT MLS
• 2026-05-09 Contingent — BRIGHT MLS
• 2026-05-08 Listed $399,900 BRIGHT MLS
• 2026-05-06 Coming Soon — BRIGHT MLS
• 2022-03-31 Price Changed $1,650 RENT.
• 2022-03-13 Price Changed $1,650 RENT.
• 2017-03-09 Sold (Public Records) $221,000 Public Records
• 2017-03-09 Sold (MLS) $221,000 MRIS
• 2017-03-09 Sold (MLS) $221,000 BRIGHT MLS
• 2017-01-26 Pending — MRIS
• 2017-01-19 Listed $229,000 MRIS
• 2013-03-19 Sold (Public Records) $187,287 Public Records
• 2013-03-18 Delisted — MRIS
• 2013-03-18 Sold (MLS) $187,287 BRIGHT MLS
• 2013-03-18 Sold (MLS) $187,287 MRIS
• 2013-01-22 Pending — MRIS
• 2012-12-03 Listed $189,987 MRIS
• 2012-12-03 Listed $189,987 BRIGHT MLS
• 2008-07-18 Sold (Public Records) $170,000 Public Records
• 2008-03-26 Delisted — MRIS
• 2007-11-13 Listed — MRIS
• 2007-09-01 Delisted — MRIS
• 2007-01-29 Listed — MRIS
• 2006-10-01 Delisted — MRIS
• 2006-04-18 Listed — MRIS
• 1990-03-16 Sold (Public Records) $105,000 Public Records
• 1984-05-11 Sold (Public Records) $63,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,646 · +7.5% YoY. Source: county tax records.