9113 George Wash Memorial Hwy · Gloucester Courthouse, VA 23061

$196,500

3 bd · 1.5 ba · 1,044 sqft · SingleFamily public records · 138 Days on market

Built 1979 1.40 ac lot $188/sqft · 8% above area Est $181k · 8% over ↓ 11% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Schools +5.6/10.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

Key facts

• Brick exterior
• Future improvements
• Value-add potential

Tags

• ONE-LEVEL LIVING
• EAT-IN KITCHEN
• BRICK EXTERIOR
• SPACIOUS LOT
• FUTURE IMPROVEMENTS
• VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $196k).
• Recommended offer: $173k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.4% in Gloucester Courthouse — 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 74/100 on livability (#150 in VA, #4,823 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; Watch: amenities F, commute F.
• Gloucester County Public School District (rural): math 57% / reading 73% proficiency, ranked #37 of 131 in VA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 228 active listings in the ZIP; 85 units permitted in Gloucester 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 $6k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $23k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $181,434
• List price: $196,500
• Delta: 8.30%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7811 Phils Dr	0.62mi	2/2.0 (-1)	1,000 (-4%)	5mo	$60,000	$60	53
8269 Ark Rd	0.75mi	2/1.0 (-1)	1,120 (+7%)	23mo	$250,000	$223	27

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: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,495
• Equity at exit: $29,299

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $48,390
• Equity at exit: $16,990

Cash invested: $55,020 (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 23061

• Home prices YoY: -32.4%
• Active inventory: 228
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,030
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $556

Break-even live

Break-even rent $1,535

Max offer price $196,500

Occupancy floor 70%

Sensitivity live

Price	-10% $667	-5% $611	+0% $556	+5% $500	+10% $444
Rent	-10% $379	-5% $467	+0% $556	+5% $644	+10% $732
Rate	-1.0pp $655	-0.5pp $606	base $556	+0.5pp $505	+1.0pp $453

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: $49,125
• Closing costs: $5,895
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $196,500 Active 138 DOM
2. 2026-06-18
   days on market $196,500 Active 136 DOM
3. 2026-06-17
   days on market $196,500 Active 135 DOM
4. 2026-06-16
   days on market $196,500 Active 134 DOM
5. 2026-06-15
   days on market $196,500 Active 133 DOM
6. 2026-06-15
   days on market $196,500 Active 132 DOM
7. 2026-06-13
   days on market $196,500 Active 131 DOM
8. 2026-06-12
   days on market $196,500 Active 130 DOM
9. 2026-06-09
   days on market $196,500 Active 127 DOM
10. 2026-06-08
    days on market $196,500 Active 126 DOM
11. 2026-06-08
    days on market $196,500 Active 125 DOM
12. 2026-06-07
    days on market $196,500 Active 124 DOM
13. 2026-06-03
    days on market $196,500 Active 121 DOM
14. 2026-06-02
    days on market $196,500 Active 120 DOM
15. 2026-06-01
    days on market $196,500 Active 119 DOM
16. 2026-05-31
    days on market $196,500 Active 118 DOM
17. 2026-05-07
    price $196,500 583-char remark

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

18. 2026-05-07
    price $196,500 587-char remark

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

19. 2026-05-07
    price $196,500

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

20. 2026-05-07
    price $196,500

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

21. 2026-04-11
    price $199,900 587-char remark

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

22. 2026-04-11
    price $199,900 583-char remark

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

23. 2026-04-11
    price $199,900

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

24. 2026-04-11
    price $199,900

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

25. 2026-03-06
    price $209,900 583-char remark

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

26. 2026-03-05
    price $209,900

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

27. 2026-03-05
    price $209,900 587-char remark

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

28. 2026-03-05
    price $209,900

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

29. 2026-02-02
    listed $219,900 Active

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

30. 2026-02-02
    listed $219,900 Active 583-char remark

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

31. 2026-02-02
    listed $219,900 Active

    Show marketing remark (583 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be ON; buyers to perform all due diligence.

32. 2026-01-29
    listed $219,900 Active 587-char remark

    Show marketing remark (587 chars)

    Brick rancher on 1.4 acres near Gloucester Village! This 3-bedroom, 1.5-bath home offers one-level living with a functional layout that includes an eat-in kitchen, fireplace, and attached garage. The brick exterior and spacious lot provide a solid foundation for future improvements and value-add potential. The property is in need of renovation and is ideal for buyers seeking sweat equity or FHA 203K financing. Home is being sold as-is, where-is. Seller will make no repairs and will provide no reports or inspections. Utilities may not be active; buyers to perform all due diligence.

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $1,611 · $134/mo
• Expected delta: +$411/yr (+$34/mo · 34.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $26,856
• − Mortgage interest: −$11,007
• − Property taxes: −$1,200
• − Insurance: −$982
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$5,716
• Taxable income: $3,653
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $5,791/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: Gloucester County Public School District
• NCES district ID: 5101620
• Math proficiency: 57% ▼ -30.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $60,815
• Composite: 56.19/100
• National rank: #1177
• State rank: #37 of 131 in VA

Livability — Gloucester Courthouse

• Score: 74/100
• State rank: #150
• US rank: #4823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,219
• Population (ZIP): 23,219

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 37,437 people
• By 2030: 37,286 · -0.4%
• By 2040: 36,224 · -3.2%
• By 2050: 34,171 · -8.7%
• By 2075: 30,472 · -18.6%
• By 2100: 25,832 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Gloucester

• 2024 margin: Solid R (+38.4) · D 30.4% · R 68.8%
• 2008→2024 swing: -11.5pp toward R · 2008: -26.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+35.5 2016: R+39.4 2012: R+27.9 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.96%
• Current HPI: 175.0236
• Rent YoY: —
• Metro: —
• 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

-10.6% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $196,500 REINMLS
• 2026-05-07 Price Changed $196,500 CBRAR
• 2026-05-07 Price Changed $196,500 NNAR
• 2026-05-07 Price Changed $196,500 WMLS
• 2026-04-11 Price Changed $199,900 CBRAR
• 2026-04-11 Price Changed $199,900 REINMLS
• 2026-04-11 Price Changed $199,900 NNAR
• 2026-04-11 Price Changed $199,900 WMLS
• 2026-03-06 Price Changed $209,900 REINMLS
• 2026-03-05 Price Changed $209,900 NNAR
• 2026-03-05 Price Changed $209,900 CBRAR
• 2026-03-05 Price Changed $209,900 WMLS
• 2026-02-02 Listed $219,900 NNAR
• 2026-02-02 Listed $219,900 WMLS
• 2026-02-02 Listed $219,900 REINMLS
• 2026-01-29 Listed $219,900 CBRAR

Property tax history

+3.2%/yr

Latest (2025): $1,200 · +4.8% YoY. Source: county tax records.