4401 E Mclaw St · Fredericksburg, VA 22408

$164,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 3 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B- 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW HOMES IN FREDERICKSBURG!!! Brand New Single Wides located just off of Route 1!! This 1,140 sq. ft. 3 BED 2 BATH home is one of the newest models produced in the Single Wide Game. This home has many “must have features”! Entering through the craftsman front door you will find a LARGE Kitchen with Frigidaire stainless steel appliances, Duracraft cabinets, great countertop and cabinet space, recessed lighting and Lux windows for natural lighting! The Living room has an accent TV wall that round out the entertainment area of this great floorplan! The split floor plan features a 2nd bathroom for the 2 bedrooms on the opposite side of the house than the primary. Primary features d

Key facts

• Split floor plan
• Large kitchen
• Duracraft cabinets

Tags

• LARGE KITCHEN
• DURACRAFT CABINETS
• RECESSED LIGHTING
• LUX WINDOWS
• ACCENT TV WALL
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Property manager present; Excellent property condition; Pets not allowed; Accessible features include 36+ inch wide halls
• Financial info: Ground rent exists ($600 monthly); Ownership: Ground rent

Exterior

• Parking: On-street parking; Crushed stone parking area
• Utilities: Public water; Public sewer; Municipal trash service; Fiber optic internet available; Electric hot water
• Home design: Manufactured home (single wide); Estimated year built; One-story; Model: Sydney; Make: Cavalier; Entry-level living
• Construction: Vinyl siding; Batts and blown-in insulation; Asphalt roof; Crawl space foundation; Low-E windows; R-factor: ceilings 38, exterior walls 27; Construction not completed
• Exterior features: Paved road access; Above-grade other structures; Not in a federal flood zone; Irrigation water rights

Interior

• Kitchen: Dishwasher; Exhaust fan; Freezer; Icemaker; Electric oven/range; Refrigerator; Stainless steel appliances; Kitchen island
• Bedrooms: Three bedrooms on the main level; At least one entry-level bedroom
• Flooring: Partially carpeted; Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump with electric backup; Electric heating and cooling; 200+ amp electrical service
• Interior features: Open floor plan; Combination kitchen/dining and combination dining/living areas; Kitchen island; Crown moldings; Recessed lighting; Master bathroom; Walk-in closet(s); Carpeted areas
• Laundry & utility: Main-floor laundry hookups (washer/dryer hookups only); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.0% vs local median 3.6% in Fredericksburg — 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 67/100 on livability (#299 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A-, housing B+; Watch: crime F, commute F, cost of living F.
• Spotsylvania County Public School District (rural): math 54% / reading 71% proficiency, ranked #38 of 131 in VA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Spotswood Elementary (math 48% / reading 55%, grade C-, #728 of 1,108 statewide, top 66%, 510 students, 63% FRL); Battlefield Middle (math 37% / reading 64%, grade C, #226 of 342 statewide, top 67%, 791 students, 66% FRL); Massaponax High (math 57% / reading 84%, grade B+, #150 of 319 statewide, top 47%, 1,736 students, 64% FRL) — zoned schools average 64% FRL vs 30% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 130 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 707 units permitted in Spotsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Spotsylvania County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $164,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $330,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3200 Lafayette Blvd	0.18mi	3/2.0	1,120 (-2%)	8mo	$408,000	$364	82
402 Butternut Dr	0.60mi	3/2.0	1,144 (+0%)	3mo	$400,000	$350	69
112 Early St	0.11mi	4/1.5 (+1)	1,246 (+9%)	8mo	$335,000	$269	66
114 Forrest Ave	0.40mi	4/1.0 (+1)	1,148 (+1%)	7mo	$315,000	$274	66
110 Beauregard St	0.39mi	4/2.0 (+1)	1,184 (+4%)	13mo	$311,250	$263	60
305 Sycamore Dr	0.45mi	3/2.0	1,225 (+8%)	10mo	$399,000	$326	58
122 Hillcrest Dr	0.53mi	3/2.0	1,248 (+10%)	7mo	$355,000	$284	54
115 Longstreet Ave	0.48mi	2/1.0 (-1)	1,100 (-4%)	12mo	$272,000	$247	53
1018 Imagine Ln	0.56mi	3/2.0	1,248 (+10%)	9mo	$362,000	$290	50
113 Hillcrest Dr	0.53mi	3/1.0	1,007 (-12%)	5mo	$335,000	$333	48
4617 Harrison Rd	0.59mi	2/1.0 (-1)	1,175 (+3%)	14mo	$325,000	$277	46
138 Ridgeway St	0.63mi	3/1.0	1,061 (-7%)	13mo	$365,000	$344	44

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,984
• Equity at exit: $24,587

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $48,124
• Equity at exit: $14,258

Cash invested: $46,172 (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 22408

• Home prices YoY: -32.5%
• Rents YoY: 3.1%
• Active inventory: 130
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $509

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Farrell Ln Fredericksburg, VA	3.0	2.5	1280	$1,995	$1.56	3d	1	0.44mi
125 Hillcrest Dr Fredericksburg, VA	3.0	1.0	1466	$2,000	$1.36	2d	1	0.57mi
726 Olde Greenwich Cir Fredericksburg, VA	3.0	1.5	1188	$2,000	$1.68	44d	1	0.63mi
727 Olde Greenwich Cir Fredericksburg, VA	3.0	1.5	1296	$2,395	$1.85	44d	1	0.64mi
136 Wellington Lakes Dr Fredericksburg, VA	2.0	1.0	1000	$1,498	$1.50	2d	1	0.74mi
136 Wellington Lakes Dr Fredericksburg, VA	1.0–2.0	1.0	905	$1,693	$1.87	1d	1	0.74mi
1704 Lafayette Blvd Fredericksburg, VA	2.0	1.0	902	$1,699	$1.88	2d	1	0.87mi
1704 Lafayette Blvd Fredericksburg, VA	2.0–3.0	1.0	985	$1,996	$2.03	1d	1	0.87mi
1704 Lafayette Blvd Fredericksburg, VA	2.0	1.0	902	$1,439	$1.60	18d	1	0.87mi
1704 Lafayette Blvd Fredericksburg, VA	3.0	1.0	1068	$1,699	$1.59	4d	1	0.87mi
130 Springwood Dr Fredericksburg, VA	2.0	2.5	1100	$2,300	$2.09	1d	1	1.02mi
214 Kings Mill Ct Fredericksburg, VA	1.0–3.0	1.0–2.0	923	$2,274	$2.46	1d	13	1.07mi
214 Kings Mill Ct Fredericksburg, VA	1.0–3.0	1.0–2.0	855	$2,229	$2.61	10d	7	1.07mi
1 Greenbrier Dr Fredericksburg, VA	3.0	1.0–2.0	764	$2,243	$2.94	1d	20	1.40mi
1318 Trestle Dr Fredericksburg, VA	3.0	3.0	1437	$2,600	$1.81	10d	1	1.41mi

Listing history 4 events

1. 2026-06-18
   days on market $164,900 Coming Soon 3 DOM
2. 2026-06-17
   days on market $164,900 Coming Soon 2 DOM
3. 2026-06-15
   remarks 687-char remark
4. 2026-06-15
   listed $164,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,042
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$4,797
• Taxable income: $3,704
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $5,220/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This single-wide home in Fredericksburg is in excellent condition with modern finishes and features. It's move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Landscaping can improve curb appeal and add value
• Both Add smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Landscaping can improve curb appeal and add value ↑
• Both Add smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Spotsylvania County Public School District
• NCES district ID: 5103640
• Math proficiency: 54% ▼ -25.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $78,321
• Composite: 55.79/100
• National rank: #1213
• State rank: #38 of 131 in VA

Livability — Fredericksburg

• Score: 67/100
• State rank: #299
• US rank: #10735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spotsylvania County · 138,364 people
• City population: 207,206
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,586
• Household income: $110,112
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 657.0

Population outlook (Spotsylvania County) Hauer SSP2

• Today (2025): 146,292 people
• By 2030: 153,092 · +4.6%
• By 2040: 164,270 · +12.3%
• By 2050: 171,000 · +16.9%
• By 2075: 183,080 · +25.1%
• By 2100: 180,412 · +23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Black 20% Hispanic / Latino 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Iranian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Spotsylvania

• 2024 margin: Lean R (+8.6) · D 45.1% · R 53.7% · Other 1.2%
• 2008→2024 swing: -1.7pp toward R · 2008: -6.9pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+6.8 2016: R+16.8 2012: R+11.5 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.72%
• Current HPI: 259.5759
• Rent YoY: ▲ 3.12%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

1 event — show timeline

• 2026-06-15 Coming Soon $164,900 BRIGHT MLS