520 N Braddock St · Winchester, VA 22601

$365,000

4 bd · 2.0 ba · 1,999 sqft · MultiFamily public records · 30 Days on market

Built 1925 7,401 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 +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

Key facts

• Alley access
• Great sun exposure
• Finished attic space

Tags

• HIGHLY WALKABLE LOCATION
• ALLEY ACCESS
• FINISHED ATTIC SPACE
• GREAT SUN EXPOSURE
• NEW STORAGE SHED
• QUIET TREE-LINED NEIGHBORHOOD

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Above-grade and below-grade living areas
• Construction: Brick construction; Concrete perimeter foundation; Approximately 1,999 finished square feet above grade; Approximately 900 total below-grade area (unfinished)
• Exterior features: Walkout basement; Basement with connecting stairway; No tidal water

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Natural gas heating; Window air conditioning units; Electric hot water
• Interior features: Attic; Traditional floor plan; Wood floors; Has fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $360k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.1% in Winchester — 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 (#138 in VA, #4,429 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B; Watch: commute F.
• Winchester City Public School District (urban): math 52% / reading 62% proficiency, ranked #73 of 131 in VA (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Daniel Morgan Middle (math 60% / reading 66%, grade B+, #134 of 342 statewide, top 40%, 613 students, 76% FRL); John Handley High (math 54% / reading 78%, grade B, #200 of 319 statewide, top 64%, 1,384 students, 77% FRL) — zoned schools average 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 144 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 91 units permitted in Winchester city in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Winchester County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $102k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $65k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $365k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,525 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $61,361
• Equity at exit: $54,423

10-year hold

• IRR: 24.0%
• Equity multiple: 3.13×
• Total profit: $217,297
• Equity at exit: $31,559

Cash invested: $102,200 (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 22601

• Rents YoY: 3.6%
• Active inventory: 144
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $5,257 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$242 /mo · $2,909/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,104
• Net cashflow: $1,844

Break-even live

Break-even rent $2,922

Max offer price $365,000

Occupancy floor 60%

Sensitivity live

Price	-10% $2,051	-5% $1,948	+0% $1,844	+5% $1,741	+10% $1,638
Rent	-10% $1,429	-5% $1,637	+0% $1,844	+5% $2,052	+10% $2,260
Rate	-1.0pp $2,028	-0.5pp $1,937	base $1,844	+0.5pp $1,750	+1.0pp $1,654

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$5,256
Total (3 units)			$5,257

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 N Kent St Winchester, VA	3.0	1.5	1280	$1,950	$1.52	44d	1	0.30mi
122 Morningside Dr Winchester, VA	3.0	1.0	1248	$2,195	$1.76	44d	1	0.50mi
532 N Pleasant Valley Rd Unit POPLAR2 QUICK DELV Winchester, VA	3.0	2.5	1440	$2,200	$1.53	44d	1	0.65mi
647 Laurelwood Cir Winchester, VA	3.0	2.5	1450	$2,150	$1.48	44d	1	0.69mi
30 N Euclid Ave Winchester, VA	3.0	2.5	1626	$2,000	$1.23	44d	1	0.90mi

Listing history 16 events

1. 2026-05-16
   status Pending
2. 2026-04-19
   historical Active Under Contract
3. 2026-04-14
   price $365,000
4. 2026-03-30
   price $399,000
5. 2026-03-20
   listed $430,000 Active
6. 2011-12-12
   soldstatus $110,000 Sold 385-char remark

   Show marketing remark (385 chars)

   Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

7. 2011-12-12
   soldstatus $110,000 385-char remark

   Show marketing remark (385 chars)

   Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

8. 2011-12-12
   soldstatus $110,000

   Show marketing remark (385 chars)

   Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

9. 2011-11-30
   status Contract 385-char remark

   Show marketing remark (385 chars)

   Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

10. 2011-11-29
    historical 385-char remark

    Show marketing remark (385 chars)

    Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

11. 2011-11-18
    listed $110,000 Active 385-char remark

    Show marketing remark (385 chars)

    Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

12. 2011-11-18
    listed $110,000 385-char remark

    Show marketing remark (385 chars)

    Spacious 2-story all-brick 2300 SF home with high ceilings, nice staircase, wood floors, walk-up attic, full basement, with off-street parking in the rear. 3 BR, 2 ths, large kitchen, and separate dining room. House has been divided into 2 living quaters, and could be used as a rental that way. house will need work; it is being sold as-is by an estate. Available to show November 22.

13. 2001-10-08
    historical
14. 2001-10-08
    historical
15. 2001-08-06
    listed
16. 2001-07-02
    listed

ⓘ 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: $2,909 · $242/mo
• Projected year-2 tax: $2,993 · $249/mo
• Expected delta: +$84/yr (+$7/mo · 2.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,084
• − Mortgage interest: −$20,446
• − Property taxes: −$2,909
• − Insurance: −$1,825
• − Repairs & maintenance: −$5,047
• − Management: −$5,047
• − Depreciation: −$10,618
• Taxable income: $17,193
• Est. tax owed @ 24.0%: −$4,126
• After-tax cash flow: $18,007/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: Winchester City Public School District
• NCES district ID: 5104050
• Math proficiency: 52% ▼ -25.00%
• Reading proficiency: 62% ▼ -5.00%
• Median HH income: $46,544
• Composite: 48.23/100
• National rank: #2164
• State rank: #73 of 131 in VA

Livability — Winchester

• Score: 74/100
• State rank: #138
• US rank: #4429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, VA
• County: Winchester City · 29,230 people
• City population: 62,070
• Metro: Winchester, VA-WV
• Population (ZIP): 29,230
• Household income: $64,258
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 1627.0

Population outlook (Winchester County) Hauer SSP2

• Today (2025): 29,693 people
• By 2030: 30,745 · +3.5%
• By 2040: 32,619 · +9.9%
• By 2050: 34,014 · +14.6%
• By 2075: 35,490 · +19.5%
• By 2100: 35,424 · +19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 19% Two or more races 11% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Winchester

• 2024 margin: Lean D (+9.8) · D 54.2% · R 44.4% · Other 1.4%
• 2008→2024 swing: +4.4pp toward D · 2008: 5.4pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+11.5 2016: D+3.5 2012: D+1.4 2008: D+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -245.80%
• Current HPI: 297.2882
• Rent YoY: ▲ 3.58%
• Metro: Winchester, VA-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

+231.8% since first listed

16 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-04-19 Contingent — BRIGHT MLS
• 2026-04-14 Price Changed $365,000 BRIGHT MLS
• 2026-03-30 Price Changed $399,000 BRIGHT MLS
• 2026-03-20 Listed $430,000 BRIGHT MLS
• 2011-12-12 Sold (Public Records) $110,000 Public Records
• 2011-12-12 Sold (MLS) $110,000 BRIGHT MLS
• 2011-12-12 Sold (MLS) $110,000 MRIS
• 2011-11-30 Pending — MRIS
• 2011-11-29 Listing Removed — BRIGHT MLS
• 2011-11-18 Listed $110,000 MRIS
• 2011-11-18 Listed $110,000 BRIGHT MLS
• 2001-10-08 Delisted — MRIS
• 2001-10-08 Delisted — MRIS
• 2001-08-06 Listed — MRIS
• 2001-07-02 Listed — MRIS

Property tax history

+5.8%/yr

Latest (2025): $2,909 · +7.5% YoY. Source: county tax records.