13326 S Anna Ln · Wyndham, VA 23192

$229,900

3 bd · 1.0 ba · 852 sqft · SingleFamily public records · 8 Days on market

Built 1962 8.54 ac lot Est $172k · 34% over

---

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 +22.9/30.0
• DSCR +7.4/10.0
• Schools +7.0/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY just off Rt. 33 in Western Hanover. HOUSE & OUTBUILDINGS TO BE SOLD "AS IS. " ACREAGE AND NO H. O. A.

Key facts

• Acreage
• Outbuildings
• 8.54 acre lot

Tags

• OUTBUILDINGS
• ACREAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 8.4% vs local median 1.7% in Wyndham — 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 67/100 on livability (#285 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Hanover County Public School District (suburban): math 79% / reading 81% proficiency, ranked #5 of 131 in VA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: South Anna Elementary (math 74% / reading 74%, grade A, #248 of 1,108 statewide, top 23%, 454 students, 28% FRL); Liberty Middle (math 66% / reading 74%, grade A, #80 of 342 statewide, top 24%, 911 students, 39% FRL); Patrick Henry High (math 74% / reading 81%, grade A-, #83 of 319 statewide, top 28%, 1,323 students, 34% FRL) — zoned schools average 34% FRL vs 15% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 447 units permitted in Hanover 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.
• Hanover County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $39k; list at $230k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 21% 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 $229,900

Questions for the listing agent

1. Built in 1962 — 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: 1.04% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $172,104
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13326 S Anna Ln	0.00mi	3/1.0	852 (0%)	0mo	$172,500	$202	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,461
• Equity at exit: $34,279

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $23,137
• Equity at exit: $19,878

Cash invested: $64,372 (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 23192

• Home prices YoY: -7.4%
• Active inventory: 98
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $405

Break-even live

Break-even rent $1,867

Max offer price $229,900

Occupancy floor 78%

Sensitivity live

Price	-10% $536	-5% $471	+0% $405	+5% $340	+10% $275
Rent	-10% $217	-5% $311	+0% $405	+5% $500	+10% $594
Rate	-1.0pp $521	-0.5pp $464	base $405	+0.5pp $346	+1.0pp $285

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-01
   status Pending
2. 2026-02-21
   listed $229,900 Active
3. 1985-01-01
   soldstatus $39,000

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,564
• − Mortgage interest: −$12,878
• − Property taxes: −$2,083
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$6,688
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $4,579/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: Hanover County Public School District
• NCES district ID: 5101830
• Math proficiency: 79% ▼ -11.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $78,386
• Composite: 70.37/100
• National rank: #268
• State rank: #5 of 131 in VA

Livability — Wyndham

• Score: 67/100
• State rank: #285
• US rank: #10202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,445

Population outlook (Hanover County) Hauer SSP2

• Today (2025): 111,687 people
• By 2030: 115,373 · +3.3%
• By 2040: 120,828 · +8.2%
• By 2050: 123,591 · +10.7%
• By 2075: 132,168 · +18.3%
• By 2100: 130,105 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 10% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Scotch-Irish 3% Lithuanian 3% Italian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Russian/Polish/Slavic 4% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Hanover

• 2024 margin: Strong R (+25.8) · D 36.6% · R 62.4% · Other 1.1%
• 2008→2024 swing: +7.8pp toward D · 2008: -33.6pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+26.8 2016: R+32.5 2012: R+36.7 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.98%
• Current HPI: 248.7102
• 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

+489.5% since first listed

3 events — show timeline

• 2026-03-01 Pending — CVRMLS
• 2026-02-21 Listed $229,900 CVRMLS
• 1985-01-01 Sold (Public Records) $39,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $2,083 · +11.6% YoY. Source: county tax records.