1114 Lossing Ave · Colonial Beach, VA 22443

$149,900

1 bd · 1.0 ba · 846 sqft · SingleFamily public records · 16 Days on market

Built 1955 2,156 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ON "THE POINT". GREAT LOCATION AND ONLY 1 BLOCK TO THE POTOMAC RIVER. THIS PROPERTY IS BE SOLD IN "AS IS CONDITION IN ALL RESPECTS AS TO KNOWN AND UNKNOW DEFECTS. " AGENTS AND BUYERS SHOULD EXERCISE THEIR DUE DILIGENCE AND CONTACT LOCAL & COUNTY AUTHORITIES TO DETERMINE THE FUTURE USE OF THIS PROPERTY PRIOR TO SUBMITTING A CONTRACT. NO REPAIR OBLIGATION - THE SELLER WILL NOT FIX AND/OR REMEDIATE ANY DEFICIENCES DISCOVERED DURING VISITS AND/OR HOME INSPECTIONS, ETC. SELLER WILL NOT GRANT CREDITS FOR ANY REPAIRS. A LOT OF POTENTAL, CHECK IT OUT TODAY. SHOWINGS BEGIN WED. 6-3-26.

Key facts

• Great location
• A lot of potential
• 2,156 sq ft lot

Tags

• GREAT LOCATION
• 1 BLOCK TO THE POTOMAC RIVER
• A LOT OF POTENTIAL

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached property; Estimated year built
• Construction: Wood siding exterior; Asbestos shingle roof; Other foundation; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; Municipal trash service available; Cable TV available; Electric service available; Sewer available; Water available

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.4% 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: schools B, crime B, cost of living B; Watch: amenities F, commute F, health & safety F.
• Colonial Beach Public School District (town): math 42% / reading 68% proficiency, ranked #82 of 131 in VA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 220 units permitted in Westmoreland 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 $4k 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 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $318,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Lafayette St	0.56mi	2/1.0 (+1)	864 (+2%)	6mo	$325,000	$376	60
416 Monroe Bay Ave	0.59mi	2/1.0 (+1)	900 (+6%)	24mo	$266,000	$296	37

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,859
• Equity at exit: $22,351

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $27,100
• Equity at exit: $12,961

Cash invested: $41,972 (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: 197
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $353

Break-even live

Break-even rent $1,139

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Washington Ave Colonial Beach, VA	2.0	2.0	1100	$2,200	$2.00	13d	1	1.36mi

Listing history 12 events

1. 2026-06-18
   days on market $149,900 Active 16 DOM
2. 2026-06-17
   days on market $149,900 Active 15 DOM
3. 2026-06-16
   days on market $149,900 Active 14 DOM
4. 2026-06-15
   days on market $149,900 Active 13 DOM
5. 2026-06-14
   days on market $149,900 Active 11 DOM
6. 2026-06-10
   days on market $149,900 Active 8 DOM
7. 2026-06-09
   days on market $149,900 Active 7 DOM
8. 2026-06-08
   days on market $149,900 Active 6 DOM
9. 2026-06-07
   days on market $149,900 Active 5 DOM
10. 2026-06-05
    days on market $149,900 Active 2 DOM
11. 2026-06-03
    remarks 585-char remark
12. 2026-06-03
    listed $149,900 Active 1 DOM

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$612/yr (+$51/mo · 99.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $19,034
• − Mortgage interest: −$8,397
• − Property taxes: −$617
• − Insurance: −$750
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,361
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $3,790/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: Colonial Beach Public School District
• NCES district ID: 5100930
• Math proficiency: 42% ▼ -35.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $45,397
• Composite: 46.38/100
• National rank: #2459
• State rank: #82 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

• Census place: Colonial Beach, VA
• 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

1 event — show timeline

• 2026-06-02 Listed $149,900 BRIGHT MLS

Property tax history

+7.7%/yr

Latest (2025): $617 · +61.9% YoY. Source: county tax records.