105 Rhode Island Ln · King and Queen Court House, VA 23181

$219,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 27 Days on market

Built 1986 1.00 ac lot Est $212k · at est.

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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 +22.7/30.0
• DSCR +7.3/10.0
• ARV discount +6.0/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home with 1,632 square feet sits on a spacious 1-acre lot and offers tons of potential for an investor or buyer looking to build sweat equity. The property needs some TLC but features a great layout, plenty of outdoor space, and endless possibilities for renovation, rental income, or creating your dream home.

Key facts

• 1 acre lot
• Parking
• Built 1986

Property features AI

Exterior

• Parking: Unpaved driveway
• Utilities: Private well water; Septic tank sewer
• Home design: Single-story; Approximate year built; Shingle roof; Vinyl siding with drywall and frame construction; Zoned A-C
• Construction: Drywall and frame construction; Vinyl siding; Shingle roof
• Exterior features: Front porch; Rear porch; Deck; Unpaved driveway

Interior

• Bedrooms: 6 total rooms (bedrooms included in room count)
• Flooring: Partially carpeted
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Partially carpeted flooring; Tub & shower in a full bathroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (0.4% below list).
• Recommended offer: $216k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#312 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, cost of living A+; Watch: amenities F, commute F, housing F.
• King William County Public School District (rural): math 49% / reading 67% proficiency, ranked #60 of 131 in VA (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 129 units permitted in King William 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $215,715 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $212,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Rhode Island Ln	0.06mi	3/2.0	1,458 (-11%)	19mo	$189,950	$130	64

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-11,583
• Equity at exit: $32,654

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $20,502
• Equity at exit: $18,935

Cash invested: $61,320 (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: 63
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $376

Break-even live

Break-even rent $1,705

Max offer price $219,000

Occupancy floor 78%

Sensitivity live

Price	-10% $500	-5% $438	+0% $376	+5% $314	+10% $252
Rent	-10% $204	-5% $290	+0% $376	+5% $463	+10% $549
Rate	-1.0pp $487	-0.5pp $432	base $376	+0.5pp $320	+1.0pp $262

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $219,000 Active 27 DOM
2. 2026-06-18
   days on market $219,000 Active 24 DOM
3. 2026-06-17
   days on market $219,000 Active 23 DOM
4. 2026-06-16
   days on market $219,000 Active 22 DOM
5. 2026-06-15
   days on market $219,000 Active 21 DOM
6. 2026-06-13
   days on market $219,000 Active 19 DOM
7. 2026-06-09
   days on market $219,000 Active 15 DOM
8. 2026-06-08
   days on market $219,000 Active 14 DOM
9. 2026-06-07
   days on market $219,000 Active 13 DOM
10. 2026-06-03
    days on market $219,000 Active 9 DOM
11. 2026-06-02
    days on market $219,000 Active 8 DOM
12. 2026-06-01
    days on market $219,000 Active 7 DOM
13. 2026-05-31
    days on market $219,000 Active 6 DOM
14. 2026-05-25
    listed $219,000 Active

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$508/yr (+$42/mo · 39.4%)

ⓘ 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 52% 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: $26,179
• − Mortgage interest: −$12,267
• − Property taxes: −$1,288
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$6,371
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $4,284/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: King William County Public School District
• NCES district ID: 5102120
• Math proficiency: 49% ▼ -28.00%
• Reading proficiency: 67% ▼ -7.00%
• Median HH income: $63,630
• Composite: 50.65/100
• National rank: #1834
• State rank: #60 of 131 in VA

Livability — King and Queen Court House

• Score: 67/100
• State rank: #312
• US rank: #11175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,386

Population outlook (King William County) Hauer SSP2

• Today (2025): 16,840 people
• By 2030: 16,990 · +0.9%
• By 2040: 16,965 · +0.7%
• By 2050: 16,483 · -2.1%
• By 2075: 15,292 · -9.2%
• By 2100: 12,764 · -24.2%

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 · King William

• 2024 margin: Solid R (+40.6) · D 29.3% · R 69.9%
• 2008→2024 swing: -21.2pp toward R · 2008: -19.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+37.8 2016: R+35.3 2012: R+23.9 2008: R+19.3

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

1 event — show timeline

• 2026-05-25 Listed $219,000 CVRMLS

Property tax history

-0.9%/yr

Latest (2025): $1,288 · +6.0% YoY. Source: county tax records.