7600 Beechwood Dr · New Kent, VA 23089

$162,250

3 bd · 2.0 ba · 720 sqft · SingleFamily public records · 15 Days on market

Built 1900

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Half Acre Property in Wonderful Neighborhood with Home and Carport. Located in Chickahominy Haven. Access to neighborhood boat landing and park. Home being sold in existing condition, as is. New HVAC unit

Key facts

• New hvac unit
• Half acre property
• Neighborhood park

Tags

• HALF ACRE PROPERTY
• NEIGHBORHOOD BOAT LANDING
• NEIGHBORHOOD PARK
• NEW HVAC UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $160k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.8% in New Kent — 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 70/100 on livability (#230 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Market conditions: 56 active listings in the ZIP; 358 units permitted in James City County in 2024 (24 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 $5k of value loss. Plan a longer hold.
• James City County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $162k implies a 441% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $159,816 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.05% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,559
• Equity at exit: $24,192

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $30,290
• Equity at exit: $14,028

Cash invested: $45,430 (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 23089

• Home prices YoY: -18.3%
• Active inventory: 56
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$851
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $389

Break-even live

Break-even rent $1,218

Max offer price $162,250

Occupancy floor 72%

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: $40,562
• Closing costs: $4,868
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   listed $162,250 Active
2. 1992-07-06
   soldstatus $30,000

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$808/yr (+$67/mo · 154.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,528
• − Mortgage interest: −$9,089
• − Property taxes: −$522
• − Insurance: −$811
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,720
• Taxable income: $2,102
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $4,169/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)

No district data.

Livability — New Kent

• Score: 70/100
• State rank: #230
• US rank: #7768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,807

Population outlook (James City County) Hauer SSP2

• Today (2025): 84,286 people
• By 2030: 89,687 · +6.4%
• By 2040: 99,580 · +18.1%
• By 2050: 108,487 · +28.7%
• By 2075: 128,950 · +53.0%
• By 2100: 138,702 · +64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 15% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 4% Romanian 4% Serbian 3%
• Foreign-born: 3% · Canada

Political lean MEDSL · James City

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.3% · Other 1.1%
• 2008→2024 swing: +15.5pp toward D · 2008: -9.2pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+4.8 2016: R+5.1 2012: R+12.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.28%
• Current HPI: 265.0058
• 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

+440.8% since first listed

2 events — show timeline

• 2026-05-12 Listed $162,250 FSBO.com
• 1992-07-06 Sold (Public Records) $30,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $522 · +6.4% YoY. Source: county tax records.