18120 Bridlewood Ln · Lake Land'Or, VA 22546

$330,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 2 Days on market

Built 2002 0.70 ac lot Est $338k · 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 +13.1/30.0
• ARV discount +8.6/15.0
• Schools +4.4/10.0
• DSCR +3.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready Rambler in Bridle Woods! This Cozy home offers 3 Bedrooms & 2 Full baths. Home has been well maintained. Water Heater and HVAC was replaced in 2019. 2 car garage. Close to I-95. No HOA!

Key facts

• 0.7 acre lot
• 2 garage spots
• Built 2002

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached home; Above-grade finished living area reported by assessor
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: No tidal water

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Refrigerator; Stove
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Ceiling fan(s); One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (23.2% below list).
• Recommended offer: $253k (23.2% 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.
• Market conditions: 278 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 318 units permitted in Caroline County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $280k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $253,319 (23.2% 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. 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: 0.77% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $337,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6162 Saddlehorn St	0.15mi	3/2.0	1,218 (-5%)	1mo	$371,000	$305	84
709 Welsh Dr	0.09mi	3/2.0	1,148 (-10%)	7mo	$325,000	$283	73
281 Devon Dr	0.19mi	3/2.0	1,436 (+12%)	0mo	$365,000	$254	71
261 Manchester Dr	0.31mi	4/3.0 (+1)	1,200 (-6%)	1mo	$230,000	$192	65
64 Bishop Cv	0.27mi	3/2.0	1,390 (+9%)	10mo	$357,000	$257	65
701 Welsh Dr	0.16mi	3/2.0	1,100 (-14%)	9mo	$250,000	$227	62
6 Kreigh Ct	0.15mi	3/2.0	1,444 (+13%)	13mo	$369,900	$256	61
112 Hope Dr	0.32mi	3/2.0	1,338 (+4%)	20mo	$340,000	$254	61
259 Manchester Dr	0.33mi	3/2.0	1,130 (-12%)	7mo	$332,800	$295	59
227 Kent Dr	0.66mi	3/2.0	1,214 (-5%)	4mo	$330,000	$272	58
422 Cornwall Dr	0.50mi	3/2.0	1,250 (-2%)	21mo	$330,000	$264	55
421 Durham Dr	0.50mi	3/2.0	1,115 (-13%)	13mo	$320,000	$287	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-54,230
• Equity at exit: $49,204

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-48,550
• Equity at exit: $28,532

Cash invested: $92,400 (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: 278
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-10

Break-even live

Break-even rent $2,546

Max offer price $328,256

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $84	+0% $-10	+5% $-103	+10% $-197
Rent	-10% $-210	-5% $-110	+0% $-10	+5% $90	+10% $190
Rate	-1.0pp $156	-0.5pp $74	base $-10	+0.5pp $-95	+1.0pp $-182

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	4d	1	0.89mi
7092 Durrette Rd Ruther Glen, VA	2.0–3.0	2.0	1500	$2,260	$1.51	0d	1	0.96mi
7120 Iron Gall Ln Ruther Glen, VA	3.0	2.0	1700	$2,495	$1.47	45d	1	1.05mi
7124 Azalea Dr Ruther Glen, VA	3.0	2.5	1440	$1,900	$1.32	45d	1	1.15mi
7236 Potomac Ter Ruther Glen, VA	3.0	2.5	1680	$2,500	$1.49	21d	1	1.24mi
18393 Signature Way Ruther Glen, VA	3.0	2.0	1368	$2,407	$1.76	25d	1	1.28mi
18339 Democracy Ave Ruther Glen, VA	3.0	2.5	1850	$2,237	$1.21	0d	1	1.49mi

Listing history 19 events

1. 2026-05-26
   historical $330,000
2. 2022-04-20
   soldstatus $280,000
3. 2022-04-19
   soldstatus $280,000 Closed 205-char remark

   Show marketing remark (205 chars)

   Move-in ready Rambler in Bridle Woods! This Cozy home offers 3 Bedrooms & 2 Full baths. Home has been well maintained. Water Heater and HVAC was replaced in 2019. 2 car garage. Close to I-95. No HOA!

4. 2022-03-27
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Move-in ready Rambler in Bridle Woods! This Cozy home offers 3 Bedrooms & 2 Full baths. Home has been well maintained. Water Heater and HVAC was replaced in 2019. 2 car garage. Close to I-95. No HOA!

5. 2022-03-27
   price $280,000 205-char remark

   Show marketing remark (205 chars)

   Move-in ready Rambler in Bridle Woods! This Cozy home offers 3 Bedrooms & 2 Full baths. Home has been well maintained. Water Heater and HVAC was replaced in 2019. 2 car garage. Close to I-95. No HOA!

6. 2022-03-25
   listed $274,999 Active 205-char remark

   Show marketing remark (205 chars)

   Move-in ready Rambler in Bridle Woods! This Cozy home offers 3 Bedrooms & 2 Full baths. Home has been well maintained. Water Heater and HVAC was replaced in 2019. 2 car garage. Close to I-95. No HOA!

7. 2017-05-05
   soldstatus $190,000
8. 2017-05-04
   soldstatus $190,000 Sold 257-char remark

   Show marketing remark (257 chars)

   This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

9. 2017-05-04
   soldstatus $190,000

   Show marketing remark (257 chars)

   This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

10. 2017-03-26
    status Contract 257-char remark

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

11. 2017-02-21
    price $199,000 257-char remark

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

12. 2016-11-04
    price $205,000 257-char remark

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

13. 2016-07-19
    status Active 257-char remark

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

14. 2016-07-18
    listed $210,000 Active 257-char remark

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

15. 2016-07-18
    historical Temporarily Off-Market 257-char remark

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

16. 2016-07-18
    listed $199,000

    Show marketing remark (257 chars)

    This fabulous 3 Bedroom 2 Full bath rambler has a open/split floor plan. Home has been very well maintained home. Large master suite, Fireplace, backs to woods, Tons of Kitchen cabinets and counter space, 2 car garage. Move in Ready, Close to I-95. No HOA!

17. 2003-08-29
    soldstatus $164,300
18. 1997-02-14
    soldstatus $312,000
19. 1997-02-14
    soldstatus $10,000

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $2,706 · $226/mo
• Expected delta: +$989/yr (+$82/mo · 57.6%)

ⓘ 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: $30,398
• − Mortgage interest: −$18,485
• − Property taxes: −$1,717
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$9,600
• Taxable loss: −$5,917
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $1,302/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

• 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

+5.8% since first listed

19 events — show timeline

• 2026-05-26 Coming Soon $330,000 BRIGHT MLS
• 2022-04-20 Sold (Public Records) $280,000 Public Records
• 2022-04-19 Sold (MLS) $280,000 BRIGHT MLS
• 2022-03-27 Pending — BRIGHT MLS
• 2022-03-27 Price Changed $280,000 BRIGHT MLS
• 2022-03-25 Listed $274,999 BRIGHT MLS
• 2017-05-05 Sold (Public Records) $190,000 Public Records
• 2017-05-04 Sold (MLS) $190,000 BRIGHT MLS
• 2017-05-04 Sold (MLS) $190,000 MRIS
• 2017-03-26 Pending — MRIS
• 2017-02-21 Price Changed $199,000 MRIS
• 2016-11-04 Price Changed $205,000 MRIS
• 2016-07-19 Relisted — MRIS
• 2016-07-18 Listed $210,000 MRIS
• 2016-07-18 Listed $199,000 BRIGHT MLS
• 2016-07-18 Delisted — MRIS
• 2003-08-29 Sold (Public Records) $164,300 Public Records
• 1997-02-14 Sold (Public Records) $10,000 Public Records
• 1997-02-14 Sold (Public Records) $312,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,717 · +14.4% YoY. Source: county tax records.