8112 Curle Dr · West Point, VA 23181

$405,000

4 bd · 2.5 ba · 2,870 sqft · SingleFamily public records · 47 Days on market

Built 1962 0.92 ac lot $141/sqft · 24% below area Est $532k · 24% under ↓ 4% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS MOVE-IN READY 2870 SQFT 4 BEDROOM BRICK RANCHER: Built in 1962, with 12 rooms, this sprawling single level home has a wealth of timeless features including hardwood floors, tile bathrooms, crown molding, chair railing, and an abundance of birch cabinets. It features a walk-in mechanical room adjacent to a laundry area equipped with a new washing machine, dryer, sink, and built in cabinets with closet space. This home also features a true step-down family room that showcases a significant fireplace, custom built media cabinet and book shelves. A sliding glass door leads out into a sunroom with large windows complete with screens perfect for a breezy day. Located on almost an acre, the grounds of this residence includes a new septic system, a sprinkler system , brick walkways, and a brick patio perfect for a family dinner or entertaining. The home also comes with a Generator!. An EXTRA large 2 1/2 car GARAGE (28' X 32') sits on this property and includes a workshop area, a walk-in closet/shop and a brick/concrete carport (32'x9') around back. The garage also has a bonus room on the 2nd floor, equipped with a kitchen and bath. 8112 Curle Drive in West Point has an abundance of storage and space inside and out and offers an easy commute to Williamsburg, Richmond, and Newport News. LOCATION, LOCATION, LOCATION!! Important to note: Interstate 64 is a mere 5 miles away. Come check this place out and be ready to fall in love. Come see why this NEEDS to be your NEXT MOVE!!

Key facts

• Laundry area
• Tile bathrooms
• Knotty pine cabinets

Tags

• HARDWOOD FLOORS
• TILE BATHROOMS
• KNOTTY PINE CABINETS
• WALK-IN MECHANICAL ROOM
• LAUNDRY AREA
• STEP-DOWN FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (36.3% below list).
• Recommended offer: $258k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% in West Point — 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 76/100 on livability (#111 in VA, #3,458 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• New Kent County Public School District (rural): math 58% / reading 73% proficiency, ranked #32 of 131 in VA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 62 active listings in the ZIP; 453 units permitted in New Kent County in 2024 (0 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 $12k of value loss. Plan a longer hold.
• New Kent County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,073 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 13.1

CMA / ARV

• ARV (median comp): $532,500
• List price: $405,000
• Delta: -23.94%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-94,940
• Equity at exit: $60,387

10-year hold

• IRR: -20.3%
• Equity multiple: -0.07×
• Total profit: $-120,825
• Equity at exit: $35,017

Cash invested: $113,400 (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 23181

• Home prices YoY: -29.9%
• Active inventory: 62
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$2,124
• Tax from tax record: −$204 /mo · $2,449/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-458

Break-even live

Break-even rent $3,160

Max offer price $324,103

Occupancy floor —

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   status $405,000 Pending 47 DOM
2. 2026-06-03
   days on market $405,000 Active 47 DOM
3. 2026-06-02
   days on market $405,000 Active 46 DOM
4. 2026-06-01
   days on market $405,000 Active 45 DOM
5. 2026-05-31
   days on market $405,000 Active 44 DOM
6. 2026-05-13
   price $429,000 1503-char remark

   Show marketing remark (1503 chars)

   SPACIOUS MOVE-IN READY 2870 SQFT 4 BEDROOM BRICK RANCHER: Built in 1962, with 12 rooms, this sprawling single level home has a wealth of timeless features including hardwood floors, tile bathrooms, crown molding, chair railing, and an abundance of birch cabinets. It features a walk-in mechanical room adjacent to a laundry area equipped with a new washing machine, dryer, sink, and built in cabinets with closet space. This home also features a true step-down family room that showcases a significant fireplace, custom built media cabinet and book shelves. A sliding glass door leads out into a sunroom with large windows complete with screens perfect for a breezy day. Located on almost an acre, the grounds of this residence includes a new septic system, a sprinkler system , brick walkways, and a brick patio perfect for a family dinner or entertaining. The home also comes with a Generator!. An EXTRA large 2 1/2 car GARAGE (28' X 32') sits on this property and includes a workshop area, a walk-in closet/shop and a brick/concrete carport (32'x9') around back. The garage also has a bonus room on the 2nd floor, equipped with a kitchen and bath. 8112 Curle Drive in West Point has an abundance of storage and space inside and out and offers an easy commute to Williamsburg, Richmond, and Newport News. LOCATION, LOCATION, LOCATION!! Important to note: Interstate 64 is a mere 5 miles away. Come check this place out and be ready to fall in love. Come see why this NEEDS to be your NEXT MOVE!!

7. 2026-04-17
   listed $449,000 Active 1503-char remark

   Show marketing remark (1503 chars)

   SPACIOUS MOVE-IN READY 2870 SQFT 4 BEDROOM BRICK RANCHER: Built in 1962, with 12 rooms, this sprawling single level home has a wealth of timeless features including hardwood floors, tile bathrooms, crown molding, chair railing, and an abundance of birch cabinets. It features a walk-in mechanical room adjacent to a laundry area equipped with a new washing machine, dryer, sink, and built in cabinets with closet space. This home also features a true step-down family room that showcases a significant fireplace, custom built media cabinet and book shelves. A sliding glass door leads out into a sunroom with large windows complete with screens perfect for a breezy day. Located on almost an acre, the grounds of this residence includes a new septic system, a sprinkler system , brick walkways, and a brick patio perfect for a family dinner or entertaining. The home also comes with a Generator!. An EXTRA large 2 1/2 car GARAGE (28' X 32') sits on this property and includes a workshop area, a walk-in closet/shop and a brick/concrete carport (32'x9') around back. The garage also has a bonus room on the 2nd floor, equipped with a kitchen and bath. 8112 Curle Drive in West Point has an abundance of storage and space inside and out and offers an easy commute to Williamsburg, Richmond, and Newport News. LOCATION, LOCATION, LOCATION!! Important to note: Interstate 64 is a mere 5 miles away. Come check this place out and be ready to fall in love. Come see why this NEEDS to be your NEXT MOVE!!

ⓘ 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: $2,449 · $204/mo
• Projected year-2 tax: $3,321 · $277/mo
• Expected delta: +$872/yr (+$73/mo · 35.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,969
• − Mortgage interest: −$22,686
• − Property taxes: −$2,449
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$11,782
• Taxable loss: −$12,929
• Est. tax savings @ 24.0%: +$3,103
• After-tax cash flow: $-2,392/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: New Kent County Public School District
• NCES district ID: 5102610
• Math proficiency: 58% ▼ -29.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $72,460
• Composite: 57.73/100
• National rank: #1055
• State rank: #32 of 131 in VA

Livability — West Point

• Score: 76/100
• State rank: #111
• US rank: #3458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,386

Population outlook (New Kent County) Hauer SSP2

• Today (2025): 24,555 people
• By 2030: 26,549 · +8.1%
• By 2040: 30,259 · +23.2%
• By 2050: 33,471 · +36.3%
• By 2075: 41,261 · +68.0%
• By 2100: 44,339 · +80.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · New Kent

• 2024 margin: Solid R (+31.9) · D 33.7% · R 65.5%
• 2008→2024 swing: -2.9pp toward R · 2008: -28.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+34.6 2016: R+37.6 2012: R+33.7 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.32%
• Current HPI: 179.2453
• 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

-4.5% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $429,000 CBRAR
• 2026-04-17 Listed $449,000 CBRAR

Property tax history

+1.7%/yr

Latest (2025): $2,449 · +1.7% YoY. Source: county tax records.