41 Anita Dr · Aquia Harbour, VA 22556

$100,000

4 bd · 3.0 ba · 938 sqft · SingleFamily · 103 Days on market

Built 1985 Fair condition 3,049 sqft lot $107/sqft · 7% below area Est $108k · 7% under ↓ 11% since listing

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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
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 41 Anita Dr in Stafford, VA! This 4-bedroom, 3-full-bath home offers incredible potential for both homeowners and investors alike. With a functional layout and room for everyone to spread out, there’s plenty of opportunity to make it your own. Whether you're a first-time buyer looking for an affordable way to enter the market or an investor seeking your next rental opportunity, this property checks the boxes. Perfectly positioned in Stafford County, you’ll enjoy the balance of peaceful living while still being just minutes from shopping, dining, commuter routes, and everyday conveniences. Easy access to I-95 makes commuting to Quantico, Fredericksburg, and Northern Virginia simple and convenient. Nearby parks, schools, and local amenities add to the appeal of this growing and desirable area. Affordable opportunities like this in Stafford don’t come around often — schedule your showing today and see the potential for yourself!

Key facts

• 3,049 sq ft lot
• Built 1985
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.8% vs local median 3.5% in Aquia Harbour — 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 69/100 on livability (#254 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Market conditions: 150 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 361 units permitted in Stafford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.94% ✓
• Cap rate: 25.85%
• Cash-on-cash: 69.84%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (median comp): $107,900
• List price: $100,000
• Delta: -7.32%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Mary Dr	0.14mi	3/2.0 (-1)	1,000 (+7%)	0mo	$140,000	$140	73
11 Cliff Cir	0.17mi	3/2.0 (-1)	980 (+4%)	13mo	$90,000	$92	65
34 Crater Ln	0.10mi	3/2.0 (-1)	1,064 (+13%)	1mo	$109,000	$102	63
104 Ciff Cir	0.22mi	3/2.0 (-1)	831 (-11%)	16mo	$103,400	$124	49
3095 Richmond Hwy	0.61mi	3/1.0 (-1)	960 (+2%)	18mo	$249,700	$260	40

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: 69.4%
• Equity multiple: 4.13×
• Total profit: $87,624
• Equity at exit: $14,910

10-year hold

• IRR: 73.4%
• Equity multiple: 8.50×
• Total profit: $210,121
• Equity at exit: $8,646

Cash invested: $28,000 (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 22556

• Home prices YoY: -27.3%
• Active inventory: 150
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,937 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $1,630

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 40%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3354 Richmond Hwy Stafford, VA	3.0	1.0	872	$2,400	$2.75	44d	1	1.12mi
15 Town Square Cir Stafford, VA	1.0–3.0	1.0–2.0	1064	$2,446	$2.30	13d	9	1.23mi
20 Stonegate Pl Stafford, VA	2.0–3.0	2.0	1058	$2,488	$2.35	2d	6	1.31mi

Listing history 12 events

1. 2026-06-09
   days on market $100,000 Active 103 DOM
2. 2026-06-08
   days on market $100,000 Active 102 DOM
3. 2026-06-07
   days on market $100,000 Active 101 DOM
4. 2026-06-04
   days on market $100,000 Active 98 DOM
5. 2026-06-03
   days on market $100,000 Active 97 DOM
6. 2026-06-02
   days on market $100,000 Active 96 DOM
7. 2026-06-01
   days on market $100,000 Active 95 DOM
8. 2026-05-31
   days on market $100,000 Active 94 DOM
9. 2026-05-01
   status Active 974-char remark

   Show marketing remark (974 chars)

   Welcome to 41 Anita Dr in Stafford, VA! This 4-bedroom, 3-full-bath home offers incredible potential for both homeowners and investors alike. With a functional layout and room for everyone to spread out, there’s plenty of opportunity to make it your own. Whether you're a first-time buyer looking for an affordable way to enter the market or an investor seeking your next rental opportunity, this property checks the boxes. Perfectly positioned in Stafford County, you’ll enjoy the balance of peaceful living while still being just minutes from shopping, dining, commuter routes, and everyday conveniences. Easy access to I-95 makes commuting to Quantico, Fredericksburg, and Northern Virginia simple and convenient. Nearby parks, schools, and local amenities add to the appeal of this growing and desirable area. Affordable opportunities like this in Stafford don’t come around often — schedule your showing today and see the potential for yourself!

10. 2026-04-30
    historical 974-char remark

    Show marketing remark (974 chars)

    Welcome to 41 Anita Dr in Stafford, VA! This 4-bedroom, 3-full-bath home offers incredible potential for both homeowners and investors alike. With a functional layout and room for everyone to spread out, there’s plenty of opportunity to make it your own. Whether you're a first-time buyer looking for an affordable way to enter the market or an investor seeking your next rental opportunity, this property checks the boxes. Perfectly positioned in Stafford County, you’ll enjoy the balance of peaceful living while still being just minutes from shopping, dining, commuter routes, and everyday conveniences. Easy access to I-95 makes commuting to Quantico, Fredericksburg, and Northern Virginia simple and convenient. Nearby parks, schools, and local amenities add to the appeal of this growing and desirable area. Affordable opportunities like this in Stafford don’t come around often — schedule your showing today and see the potential for yourself!

11. 2026-04-17
    price $100,000 974-char remark

    Show marketing remark (974 chars)

    Welcome to 41 Anita Dr in Stafford, VA! This 4-bedroom, 3-full-bath home offers incredible potential for both homeowners and investors alike. With a functional layout and room for everyone to spread out, there’s plenty of opportunity to make it your own. Whether you're a first-time buyer looking for an affordable way to enter the market or an investor seeking your next rental opportunity, this property checks the boxes. Perfectly positioned in Stafford County, you’ll enjoy the balance of peaceful living while still being just minutes from shopping, dining, commuter routes, and everyday conveniences. Easy access to I-95 makes commuting to Quantico, Fredericksburg, and Northern Virginia simple and convenient. Nearby parks, schools, and local amenities add to the appeal of this growing and desirable area. Affordable opportunities like this in Stafford don’t come around often — schedule your showing today and see the potential for yourself!

12. 2026-02-25
    listed $112,000 Active 974-char remark

    Show marketing remark (974 chars)

    Welcome to 41 Anita Dr in Stafford, VA! This 4-bedroom, 3-full-bath home offers incredible potential for both homeowners and investors alike. With a functional layout and room for everyone to spread out, there’s plenty of opportunity to make it your own. Whether you're a first-time buyer looking for an affordable way to enter the market or an investor seeking your next rental opportunity, this property checks the boxes. Perfectly positioned in Stafford County, you’ll enjoy the balance of peaceful living while still being just minutes from shopping, dining, commuter routes, and everyday conveniences. Easy access to I-95 makes commuting to Quantico, Fredericksburg, and Northern Virginia simple and convenient. Nearby parks, schools, and local amenities add to the appeal of this growing and desirable area. Affordable opportunities like this in Stafford don’t come around often — schedule your showing today and see the potential for yourself!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,249
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,820
• − Management: −$2,820
• − Depreciation: −$2,909
• Taxable income: $19,099
• Est. tax owed @ 24.0%: −$4,584
• After-tax cash flow: $14,970/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 · 12 photos

Fair 45/100 Moderate rehab

This 4-bedroom, 3-bath home requires moderate renovations to improve its condition and value. Key areas for improvement include the kitchen and bathrooms, with updates to the exterior and landscaping also recommended.

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Old fixtures in bathrooms — Aesthetic and functional update needed

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Rental Replace flooring in bathrooms — Modern flooring improves functionality and appeal for renters
• Both Landscaping and curb appeal — Enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in kitchen · Safety hazard	Major	$15,000–50,000
Old fixtures in bathrooms · Aesthetic and functional update needed	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace flooring in bathrooms — Modern flooring improves functionality and appeal for renters ↑
• Both Landscaping and curb appeal — Enhances overall property value and appeal ↑

ⓘ 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 — Aquia Harbour

• Score: 69/100
• State rank: #254
• US rank: #8617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stafford County · 161,536 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 31,785
• Household income: $137,287
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 332.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 24% Black 15% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Serbian 4% Italian 3% Romanian 2%
• Foreign-born: 18% · Canada, South Korea, Vietnam
• Languages at home: 74% English-only · Spanish 19% Other Indo-European 2% Arabic 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: ▼ -106.72%
• Current HPI: 284.4747
• Rent YoY: —
• 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

-10.7% since first listed

4 events — show timeline

• 2026-05-01 Relisted — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-17 Price Changed $100,000 BRIGHT MLS
• 2026-02-25 Listed $112,000 BRIGHT MLS