205 Amersham Dr Unit C · Bethel Manor, VA 23693

$225,000

2 bd · 2.5 ba · 1,272 sqft · Condo public records · 37 Days on market

Built 1989 $177/sqft · at area comps Est $236k · at est. $395/mo HOA · 19% of rent

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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 +9.5/15.0
• Cash flow +8.2/30.0
• Schools +7.2/10.0
• 1% rule +4.0/10.0
• Rent growth +4.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully redone condo with granite kit, gorgeous custom cabinetry & fixtures. New carpet, paint, designer touches. 2 BR's, 2.5 BA's, LR w/ fireplace flanked by built in bookcases. Wonderfully liveable space conv. to LAFB, NASA. Tabb school district. Charming priv courtyd. New HVAC to be installed.

Key facts

• $395 HOA
• Parking
• Built 1989

Property features AI

Finance

• HOA & community: Community clubhouse; Ground maintenance included; Playgrounds; Pool; Trash pickup; Condo association (monthly condo fee applies); Monthly condo fee: $340; Monthly POA fee: $55; Association management: Brooks RE

Exterior

• Parking: One assigned/reserved parking space
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached condo; Traditional lo-rise style; Two stories (2 living levels); Condo unit on level 2; Slab foundation
• Construction: Brick and vinyl siding; Composite roof
• Exterior features: Patio; Storage shed

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Pantry; Breakfast area
• Bedrooms: Two bedrooms with ensuite; Master bedroom
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (10.0% below list).
• Recommended offer: $188k (16.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.9% in Bethel Manor — 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 59/100 on livability (#474 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing B; Watch: amenities F, commute F, cost of living D-.
• York County Public School District (suburban): math 77% / reading 87% proficiency, ranked #3 of 131 in VA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Tabb Elementary (math 86% / reading 91%, grade A+, #27 of 1,108 statewide, top 3%, 644 students, 40% FRL); Tabb High (math 75% / reading 93%, grade A, #28 of 319 statewide, top 9%, 1,123 students, 31% FRL) — zoned schools average 35% FRL vs 15% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 124 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 187 units permitted in York County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• York County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $225k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $187,817 (16.5% 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 37 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 9.3

CMA / ARV

• ARV (median comp): $235,683
• List price: $225,000
• Delta: -4.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.31×
• Total profit: $-43,423
• Equity at exit: $33,548

10-year hold

• IRR: -5.8%
• Equity multiple: 0.57×
• Total profit: $-27,024
• Equity at exit: $19,454

Cash invested: $63,000 (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 23693

• Home prices YoY: -25.1%
• Rents YoY: 6.0%
• Active inventory: 124
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$94
• HOA: −$395
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-210

Break-even live

Break-even rent $2,292

Max offer price $187,817

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-147	+0% $-210	+5% $-274	+10% $-338
Rent	-10% $-371	-5% $-291	+0% $-210	+5% $-130	+10% $-50
Rate	-1.0pp $-97	-0.5pp $-153	base $-210	+0.5pp $-269	+1.0pp $-328

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Sheffield Ln Yorktown, VA	3.0	2.0	1651	$2,300	$1.39	8d	1	0.09mi
101 Little Bay Ave Yorktown, VA	2.0	2.0	975	$1,530	$1.57	2d	1	0.12mi
304 Arabian Cir Yorktown, VA	3.0	2.5	1300	$2,250	$1.73	24d	1	0.16mi
122 Pinewood Cres Yorktown, VA	1.0–2.0	1.0–1.5	975	$1,789	$1.83	2d	6	0.31mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	15d	1	0.45mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	17d	1	0.45mi
100 White Cedar Ln Yorktown, VA	3.0	3.0	1699	$2,425	$1.43	8d	1	0.61mi
101 Saint Clair Cir Yorktown, VA	2.0–3.0	2.0	1205	$1,656	$1.37	2d	20	1.03mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	18d	1	1.13mi
130 Semple Farm Rd #00136302 Hampton, VA	2.0	2.0	1060	$1,699	$1.60	8d	1	1.15mi
101 Madison Chase #101 Hampton, VA	1.0	1.5	1020	$1,550	$1.52	44d	1	1.23mi
2 Tradewinds Quay Hampton, VA	1.0–3.0	1.0–2.0	1026	$1,798	$1.75	2d	15	1.30mi
2100 N Campus Pkwy Hampton, VA	2.0	1.0–2.0	854	$2,418	$2.83	2d	14	1.47mi
110 Foundry Ct Yorktown, VA	2.0	2.5	1278	$1,700	$1.33	15d	1	1.49mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-13
   statusdays on market $225,000 Under Contract 37 DOM
2. 2026-06-09
   days on market $225,000 Active 34 DOM
3. 2026-06-08
   days on market $225,000 Active 33 DOM
4. 2026-06-07
   days on market $225,000 Active 32 DOM
5. 2026-06-03
   days on market $225,000 Active 28 DOM
6. 2026-06-02
   days on market $225,000 Active 27 DOM
7. 2026-06-01
   days on market $225,000 Active 26 DOM
8. 2026-05-31
   days on market $225,000 Active 25 DOM
9. 2026-05-06
   listed $225,000 Active 1010-char remark
10. 2015-08-21
    soldstatus $125,000
11. 2015-08-20
    soldstatus $125,000 Sold 307-char remark

    Show marketing remark (307 chars)

    Beautifully redone condo with granite kit, gorgeous custom cabinetry & fixtures. New carpet, paint, designer touches. 2 BR's, 2.5 BA's, LR w/ fireplace flanked by built in bookcases. Wonderfully liveable space conv. to LAFB, NASA. Tabb school district. Charming priv courtyd. New HVAC to be installed.

12. 2015-08-11
    status Under Contract 307-char remark

    Show marketing remark (307 chars)

    Beautifully redone condo with granite kit, gorgeous custom cabinetry & fixtures. New carpet, paint, designer touches. 2 BR's, 2.5 BA's, LR w/ fireplace flanked by built in bookcases. Wonderfully liveable space conv. to LAFB, NASA. Tabb school district. Charming priv courtyd. New HVAC to be installed.

13. 2015-07-21
    price $129,900 307-char remark

    Show marketing remark (307 chars)

    Beautifully redone condo with granite kit, gorgeous custom cabinetry & fixtures. New carpet, paint, designer touches. 2 BR's, 2.5 BA's, LR w/ fireplace flanked by built in bookcases. Wonderfully liveable space conv. to LAFB, NASA. Tabb school district. Charming priv courtyd. New HVAC to be installed.

14. 2015-06-11
    price $132,000 307-char remark

    Show marketing remark (307 chars)

    Beautifully redone condo with granite kit, gorgeous custom cabinetry & fixtures. New carpet, paint, designer touches. 2 BR's, 2.5 BA's, LR w/ fireplace flanked by built in bookcases. Wonderfully liveable space conv. to LAFB, NASA. Tabb school district. Charming priv courtyd. New HVAC to be installed.

15. 2015-05-08
    listed $133,900 Active 307-char remark

    Show marketing remark (307 chars)

    Beautifully redone condo with granite kit, gorgeous custom cabinetry & fixtures. New carpet, paint, designer touches. 2 BR's, 2.5 BA's, LR w/ fireplace flanked by built in bookcases. Wonderfully liveable space conv. to LAFB, NASA. Tabb school district. Charming priv courtyd. New HVAC to be installed.

16. 2004-11-29
    soldstatus $104,200
17. 1998-10-30
    soldstatus $70,900
18. 1994-11-01
    soldstatus $70,683

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$139/yr (+$12/mo · 8.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,309
• − Mortgage interest: −$12,603
• − Property taxes: −$1,706
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$4,740
• − Depreciation: −$6,545
• Taxable loss: −$6,300
• Est. tax savings @ 24.0%: +$1,512
• After-tax cash flow: $-1,014/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: York County Public School District
• NCES district ID: 5104150
• Math proficiency: 77% ▼ -15.00%
• Reading proficiency: 87% ▼ -1.00%
• Median HH income: $81,985
• Composite: 72.34/100
• National rank: #202
• State rank: #3 of 131 in VA

Livability — Bethel Manor

• Score: 59/100
• State rank: #474
• US rank: #20477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 42,477 people
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 23,176
• Household income: $124,433
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 629.0

Population outlook (York County) Hauer SSP2

• Today (2025): 75,000 people
• By 2030: 78,122 · +4.2%
• By 2040: 83,329 · +11.1%
• By 2050: 87,381 · +16.5%
• By 2075: 99,308 · +32.4%
• By 2100: 101,751 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Black 12% Asian 12% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 3% Italian 2%
• Foreign-born: 13% · Canada, South Korea, China
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 4% Chinese 3%

Political lean MEDSL · York

• 2024 margin: Lean R (+6.1) · D 46.3% · R 52.4% · Other 1.3%
• 2008→2024 swing: +11.9pp toward D · 2008: -18.1pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.6 2016: R+17.1 2012: R+20.7 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.14%
• Current HPI: 218.7889
• Rent YoY: ▲ 5.98%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• 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

+218.3% since first listed

12 events — show timeline

• 2026-06-12 Pending — REINMLS
• 2026-06-11 Contingent — REINMLS
• 2026-05-06 Listed $225,000 REINMLS
• 2015-08-21 Sold (Public Records) $125,000 Public Records
• 2015-08-20 Sold (MLS) $125,000 REINMLS
• 2015-08-11 Pending — REINMLS
• 2015-07-21 Price Changed $129,900 REINMLS
• 2015-06-11 Price Changed $132,000 REINMLS
• 2015-05-08 Listed $133,900 REINMLS
• 2004-11-29 Sold (Public Records) $104,200 Public Records
• 1998-10-30 Sold (Public Records) $70,900 Public Records
• 1994-11-01 Sold (Public Records) $70,683 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,706 · +26.4% YoY. Source: county tax records.