14204 Arwood Rd · Disputanta, VA 23842

$190,000

6 bd · 2.0 ba · 1,645 sqft · MultiFamily public records · 100 Days on market

Built 1954 0.50 ac 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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

LOOKING FOR A HOUSING HACK IN THIS CHALLENGING ECONOMY? Here's a fantastic owner-occupant opportunity at Prince George County. This income-producing duplex features 3-bed/1-bath units, perfect for living on one side while generating rental income from the other. Each unit offers a functional layout, bright living spaces, and strong rental potential. Spread out on a half-acre lot with 2 driveways and parking. Large, concrete-floored shed in the backyard. There's lots of room to expand outdoor living,  create a home garden or raise some chickens. With convenient access to US-460, this home offers a rural setting that's not extremely isolated. Ideal for first-time buyers, investors, or multigenerational living. A rare multi-family property offering flexibility, affordability, and long-term value.

Key facts

• Renovated kitchens
• Half-acre lot
• Renovated bathrooms

Tags

• RENOVATED KITCHENS
• RENOVATED BATHROOMS
• NEW WINDOWS
• LARGE SHED
• HALF-ACRE LOT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive. Per door: $380/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.4% in Disputanta — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Prince George County Public School District (rural): math 67% / reading 75% proficiency, ranked #16 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: David A. Harrison Elementary (math 73% / reading 74%, grade A, #258 of 1,108 statewide, top 23%, 486 students, 54% FRL); J.E.J. Moore Middle (math 61% / reading 71%, grade A-, #113 of 342 statewide, top 33%, 1,393 students, 33% FRL); Prince George High (math 70% / reading 82%, grade A-, #102 of 319 statewide, top 32%, 1,796 students, 31% FRL).
• Market conditions: 53 active listings in the ZIP; 72 units permitted in Prince George 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.
• Prince George County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.29% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.4

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $17,565
• Equity at exit: $28,330

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $77,438
• Equity at exit: $16,428

Cash invested: $53,200 (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 23842

• Home prices YoY: -6.5%
• Active inventory: 53
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,458 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $760

Break-even live

Break-even rent $1,496

Max offer price $190,000

Occupancy floor 64%

Sensitivity live

Price	-10% $867	-5% $814	+0% $760	+5% $706	+10% $652
Rent	-10% $566	-5% $663	+0% $760	+5% $857	+10% $954
Rate	-1.0pp $856	-0.5pp $808	base $760	+0.5pp $711	+1.0pp $661

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,458
Total (2 units)			$2,458

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-08
   statusdays on market $190,000 Pending 100 DOM
2. 2026-06-07
   days on market $190,000 Active 99 DOM
3. 2026-06-03
   days on market $190,000 Active 95 DOM
4. 2026-06-02
   days on market $190,000 Active 94 DOM
5. 2026-06-01
   days on market $190,000 Active 93 DOM
6. 2026-05-31
   days on market $190,000 Active 92 DOM
7. 2026-05-14
   status Active 809-char remark

   Show marketing remark (809 chars)

   LOOKING FOR A HOUSING HACK IN THIS CHALLENGING ECONOMY? Here's a fantastic owner-occupant opportunity at Prince George County. This income-producing duplex features 3-bed/1-bath units, perfect for living on one side while generating rental income from the other. Each unit offers a functional layout, bright living spaces, and strong rental potential. Spread out on a half-acre lot with 2 driveways and parking. Large, concrete-floored shed in the backyard. There's lots of room to expand outdoor living,  create a home garden or raise some chickens. With convenient access to US-460, this home offers a rural setting that's not extremely isolated. Ideal for first-time buyers, investors, or multigenerational living. A rare multi-family property offering flexibility, affordability, and long-term value.

8. 2026-05-09
   status Pending 809-char remark

   Show marketing remark (809 chars)

   LOOKING FOR A HOUSING HACK IN THIS CHALLENGING ECONOMY? Here's a fantastic owner-occupant opportunity at Prince George County. This income-producing duplex features 3-bed/1-bath units, perfect for living on one side while generating rental income from the other. Each unit offers a functional layout, bright living spaces, and strong rental potential. Spread out on a half-acre lot with 2 driveways and parking. Large, concrete-floored shed in the backyard. There's lots of room to expand outdoor living,  create a home garden or raise some chickens. With convenient access to US-460, this home offers a rural setting that's not extremely isolated. Ideal for first-time buyers, investors, or multigenerational living. A rare multi-family property offering flexibility, affordability, and long-term value.

9. 2026-05-07
   price $210,000 809-char remark

   Show marketing remark (809 chars)

   LOOKING FOR A HOUSING HACK IN THIS CHALLENGING ECONOMY? Here's a fantastic owner-occupant opportunity at Prince George County. This income-producing duplex features 3-bed/1-bath units, perfect for living on one side while generating rental income from the other. Each unit offers a functional layout, bright living spaces, and strong rental potential. Spread out on a half-acre lot with 2 driveways and parking. Large, concrete-floored shed in the backyard. There's lots of room to expand outdoor living,  create a home garden or raise some chickens. With convenient access to US-460, this home offers a rural setting that's not extremely isolated. Ideal for first-time buyers, investors, or multigenerational living. A rare multi-family property offering flexibility, affordability, and long-term value.

10. 2026-04-16
    price $220,000 809-char remark

    Show marketing remark (809 chars)

    LOOKING FOR A HOUSING HACK IN THIS CHALLENGING ECONOMY? Here's a fantastic owner-occupant opportunity at Prince George County. This income-producing duplex features 3-bed/1-bath units, perfect for living on one side while generating rental income from the other. Each unit offers a functional layout, bright living spaces, and strong rental potential. Spread out on a half-acre lot with 2 driveways and parking. Large, concrete-floored shed in the backyard. There's lots of room to expand outdoor living,  create a home garden or raise some chickens. With convenient access to US-460, this home offers a rural setting that's not extremely isolated. Ideal for first-time buyers, investors, or multigenerational living. A rare multi-family property offering flexibility, affordability, and long-term value.

11. 2026-02-23
    listed $230,000 Active 809-char remark

    Show marketing remark (809 chars)

    LOOKING FOR A HOUSING HACK IN THIS CHALLENGING ECONOMY? Here's a fantastic owner-occupant opportunity at Prince George County. This income-producing duplex features 3-bed/1-bath units, perfect for living on one side while generating rental income from the other. Each unit offers a functional layout, bright living spaces, and strong rental potential. Spread out on a half-acre lot with 2 driveways and parking. Large, concrete-floored shed in the backyard. There's lots of room to expand outdoor living,  create a home garden or raise some chickens. With convenient access to US-460, this home offers a rural setting that's not extremely isolated. Ideal for first-time buyers, investors, or multigenerational living. A rare multi-family property offering flexibility, affordability, and long-term value.

12. 2025-09-11
    status Active
13. 2025-09-02
    price $229,950
14. 2025-08-19
    price $250,000
15. 2025-07-25
    listed $275,000 Active
16. 2022-09-29
    soldstatus $140,000 Closed
17. 2022-07-21
    status Pending
18. 2022-07-20
    listed $150,000 Active
19. 2021-11-22
    listed $149,500 Active
20. 2019-01-02
    soldstatus $128,000
21. 2018-12-31
    soldstatus $128,000 Closed
22. 2018-11-05
    status Pending
23. 2018-10-10
    listed $145,000 Active
24. 2018-01-30
    historical
25. 2017-10-11
    price $145,000
26. 2017-09-22
    listed $165,000 Active
27. 2004-11-09
    historical
28. 2004-11-09
    historical
29. 2004-10-22
    listed $60,000
30. 2004-10-22
    listed $60,000

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$281/yr (+$23/mo · 22.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $29,496
• − Mortgage interest: −$10,643
• − Property taxes: −$1,277
• − Insurance: −$950
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − Depreciation: −$5,527
• Taxable income: $6,380
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $7,587/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: Prince George County Public School District
• NCES district ID: 5103090
• Math proficiency: 67% ▼ -17.00%
• Reading proficiency: 75% ▼ -8.00%
• Median HH income: $63,354
• Composite: 61.44/100
• National rank: #759
• State rank: #16 of 131 in VA

Livability — Disputanta

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Disputanta, VA
• Population (ZIP): 7,510

Population outlook (Prince George County) Hauer SSP2

• Today (2025): 44,946 people
• By 2030: 48,155 · +7.1%
• By 2040: 54,455 · +21.2%
• By 2050: 61,115 · +36.0%
• By 2075: 78,510 · +74.7%
• By 2100: 85,572 · +90.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Prince George

• 2024 margin: Strong R (+21.3) · D 38.9% · R 60.2%
• 2008→2024 swing: -11.2pp toward R · 2008: -10.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+17.2 2016: R+17.0 2012: R+9.8 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.49%
• Current HPI: 306.9153
• 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

+250.0% since first listed

24 events — show timeline

• 2026-05-14 Relisted — CVRMLS
• 2026-05-09 Pending — CVRMLS
• 2026-05-07 Price Changed $210,000 CVRMLS
• 2026-04-16 Price Changed $220,000 CVRMLS
• 2026-02-23 Listed $230,000 CVRMLS
• 2025-09-11 Relisted — CVRMLS
• 2025-09-02 Price Changed $229,950 CVRMLS
• 2025-08-19 Price Changed $250,000 CVRMLS
• 2025-07-25 Listed $275,000 CVRMLS
• 2022-09-29 Sold (MLS) $140,000 CVRMLS
• 2022-07-21 Pending — CVRMLS
• 2022-07-20 Listed $150,000 CVRMLS
• 2021-11-22 Listed $149,500 CVRMLS
• 2019-01-02 Sold (Public Records) $128,000 Public Records
• 2018-12-31 Sold (MLS) $128,000 CVRMLS
• 2018-11-05 Pending — CVRMLS
• 2018-10-10 Listed $145,000 CVRMLS
• 2018-01-30 Listing Removed — CVRMLS
• 2017-10-11 Price Changed $145,000 CVRMLS
• 2017-09-22 Listed $165,000 CVRMLS
• 2004-11-09 Listing Removed — CVRMLS
• 2004-11-09 Listing Removed — CVRMLS
• 2004-10-22 Listed $60,000 CVRMLS
• 2004-10-22 Listed $60,000 CVRMLS

Property tax history

+3.3%/yr

Latest (2025): $1,277 · +0.0% YoY. Source: county tax records.