28 Castle Ct · Boswell's Corner, VA 22554

$158,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 33 Days on market

Built 2000 Good condition 1,900 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated and move-in ready, 28 Castle Court offers affordable, stylish living in a convenient location! This updated 3-bedroom, 2-bath home features modern upgrades throughout, including gorgeous new quartz countertops, and a spacious open feel perfect for everyday living and entertaining. Step inside to a bright and welcoming layout with a large living room, dedicated dining area, and an updated kitchen complete with appliances included, LVP Flooring thought. The main-level laundry with washer and dryer adds extra convenience, making this home truly turn-key. Enjoy outdoor living on the spacious deck — perfect for relaxing, grilling, or entertaining friends and family. L

Key facts

• Move-in ready
• Quartz countertops
• Renovated

Tags

• RENOVATED
• MOVE-IN READY
• MODERN UPGRADES
• QUARTZ COUNTERTOPS
• SPACIOUS DECK
• UPDATED KITCHEN

Property features AI

Finance

• Other: Property manager present; Pets allowed on a case-by-case basis; Not in a federal flood zone; Additional parcel(s) associated with the property
• Financial info: Monthly land lease: $850; Land lease has 100 years remaining; Annual ground rent listed in income/expense information

Exterior

• Parking: Four driveway parking spaces (total of 4 garage/parking spaces)
• Utilities: Community water; Community septic tank; Municipal trash service available; Water available; Electric utilities for heating, cooling, and hot water
• Home design: Manufactured double-wide home; Land lease ownership; Building not winterized; Effective/major remodel year 2025 (estimated)
• Construction: Mixed construction materials; Above-grade structures present
• Exterior features: Paved driveway; Shed on the property; Ground rent applies (paid annually)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Estimated living area; Two or more access exits
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stafford County Public School District (suburban): math 50% / reading 68% proficiency, ranked #42 of 131 in VA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Widewater Elementary (math 41% / reading 57%, grade D, #782 of 1,108 statewide, top 71%, 626 students, 76% FRL); Shirley C. Heim Middle (math 26% / reading 50%, grade F, #313 of 342 statewide, top 92%, 980 students, 57% FRL); Brooke Point High (math 44% / reading 82%, grade B-, #223 of 319 statewide, top 70%, 2,150 students, 36% FRL) — zoned schools average 56% FRL vs 22% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 344 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 361 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($151k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Stafford County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $98,496
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Robert St	0.13mi	3/2.0	1,300 (+7%)	2mo	$90,000	$69	81
22 Tracey St	0.19mi	3/2.0	1,232 (+1%)	18mo	$100,000	$81	74
27 Castle Ct	0.02mi	3/2.0	1,372 (+13%)	15mo	$132,000	$96	66

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.32×
• Total profit: $14,131
• Equity at exit: $23,558

10-year hold

• IRR: 16.0%
• Equity multiple: 2.20×
• Total profit: $52,927
• Equity at exit: $13,661

Cash invested: $44,240 (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 22554

• Rents YoY: 1.2%
• Active inventory: 344
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$198 /mo · $2,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $686

Break-even live

Break-even rent $1,382

Max offer price $158,000

Occupancy floor 65%

Sensitivity live

Price	-10% $795	-5% $740	+0% $686	+5% $631	+10% $577
Rent	-10% $508	-5% $597	+0% $686	+5% $775	+10% $864
Rate	-1.0pp $765	-0.5pp $726	base $686	+0.5pp $645	+1.0pp $603

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Kings Crest Dr Stafford, VA	3.0	2.5	1280	$2,100	$1.64	45d	1	0.78mi
106 Wind Ridge Dr Stafford, VA	2.0	1.5	902	$1,700	$1.88	22d	1	0.91mi
3354 Richmond Hwy Stafford, VA	3.0	1.0	872	$2,400	$2.75	45d	1	1.05mi

Listing history 16 events

1. 2026-06-21
   days on market $158,000 Active 33 DOM
2. 2026-06-18
   days on market $158,000 Active 30 DOM
3. 2026-06-17
   days on market $158,000 Active 29 DOM
4. 2026-06-16
   days on market $158,000 Active 28 DOM
5. 2026-06-15
   days on market $158,000 Active 27 DOM
6. 2026-06-13
   days on market $158,000 Active 25 DOM
7. 2026-06-13
   days on market $158,000 Active 24 DOM
8. 2026-06-09
   days on market $158,000 Active 21 DOM
9. 2026-06-08
   days on market $158,000 Active 20 DOM
10. 2026-06-07
    days on market $158,000 Active 19 DOM
11. 2026-06-04
    days on market $158,000 Active 16 DOM
12. 2026-06-03
    days on market $158,000 Active 15 DOM
13. 2026-06-02
    days on market $158,000 Active 14 DOM
14. 2026-06-01
    days on market $158,000 Active 13 DOM
15. 2026-05-31
    days on market $158,000 Active 12 DOM
16. 2026-05-19
    listed $158,000 Active

ⓘ 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: $27,004
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$4,596
• Taxable income: $6,076
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $6,772/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 · 24 photos

Good 80/100 Cosmetic rehab

This move-in ready home offers modern updates and a spacious layout, perfect for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value
• Rental Replace outdoor light fixtures — Improves property presentation for potential tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and home value ↑
• Rental Replace outdoor light fixtures — Improves property presentation for potential tenants ↑

ⓘ 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: Stafford County Public School District
• NCES district ID: 5103660
• Math proficiency: 50% ▼ -34.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $96,389
• Composite: 54.61/100
• National rank: #1336
• State rank: #42 of 131 in VA

Livability — Boswell's Corner

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Boswell's Corner, VA
• County: Stafford County · 161,536 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 65,494
• Household income: $151,480
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 781.0

Population outlook (Stafford County) Hauer SSP2

• Today (2025): 169,882 people
• By 2030: 183,934 · +8.3%
• By 2040: 211,031 · +24.2%
• By 2050: 235,391 · +38.6%
• By 2075: 297,080 · +74.9%
• By 2100: 334,680 · +97.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Stafford

• 2024 margin: Toss-up / Even · D 49.6% · R 48.8% · Other 1.5%
• 2008→2024 swing: +7.1pp toward D · 2008: -6.3pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+3.3 2016: R+9.1 2012: R+8.8 2008: R+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.68%
• Current HPI: 280.621
• Rent YoY: ▲ 1.21%
• 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

• 2026-05-19 Listed $158,000 BRIGHT MLS