10057 Kings · Montross, VA 22520

$104,000

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 34 Days on market

Built 1973 1.49 ac lot $90/sqft · 68% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BANK-OWNED PROPERTY IN NEED OF MAJOR REHAB. SOLD STRICTLY AS-IS. THIS ONE HAS GREAT POTENTIAL FOR THE SAVVY INVESTOR. SITTING ON NEARLY 1.5 PEACEFUL ACRES. SELLER MAKES NO CLAIMS AS TO THE CONDITION OF THE HOME, WELL, OR SEPTIC. UTILITIES ARE NOT ON AT THIS TIME. ALL OFFERS MUST BE SUBMITTED ONLINE.

Key facts

• 1.49 acre lot
• Built 1973
• Listed 34 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system
• Home design: Detached property; Major rehab needed
• Construction: Wood siding; Permanent foundation; Year built from assessor
• Exterior features: Private lot that backs to trees; Shed on the property; Above-grade and below-grade structures noted

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Window air conditioning units
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.2% in Montross — 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 64/100 on livability (#353 in VA) — a middle-class / working-renter tenant base. Strengths: schools A-, housing A-, cost of living B+; Watch: employment D+, amenities F, commute F.
• Westmoreland County Public School District (rural): math 34% / reading 59% proficiency, ranked #105 of 131 in VA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 186 active listings in the ZIP; 220 units permitted in Westmoreland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Westmoreland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,880 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.24%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $325,415
• List price: $104,000
• Delta: -68.04%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 2.13×
• Total profit: $32,967
• Equity at exit: $15,507

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $92,815
• Equity at exit: $8,992

Cash invested: $29,120 (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 22520

• Home prices YoY: -27.5%
• Active inventory: 186
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $782

Break-even live

Break-even rent $821

Max offer price $104,000

Occupancy floor 52%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $104,000 Active 34 DOM
2. 2026-06-17
   days on market $104,000 Active 33 DOM
3. 2026-06-16
   days on market $104,000 Active 32 DOM
4. 2026-06-15
   days on market $104,000 Active 31 DOM
5. 2026-06-14
   days on market $104,000 Active 29 DOM
6. 2026-06-13
   days on market $104,000 Active 28 DOM
7. 2026-06-10
   days on market $104,000 Active 26 DOM
8. 2026-06-09
   days on market $104,000 Active 25 DOM
9. 2026-06-08
   days on market $104,000 Active 24 DOM
10. 2026-06-07
    days on market $104,000 Active 23 DOM
11. 2026-06-03
    days on market $104,000 Active 19 DOM
12. 2026-06-02
    days on market $104,000 Active 18 DOM
13. 2026-06-01
    days on market $104,000 Active 17 DOM
14. 2026-05-31
    days on market $104,000 Active 16 DOM
15. 2026-05-31
    days on market $104,000 Active 15 DOM
16. 2026-05-15
    listed $104,000 Active 301-char remark

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$130/yr (+$11/mo · 18.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,743
• − Mortgage interest: −$5,826
• − Property taxes: −$723
• − Insurance: −$520
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$3,025
• Taxable income: $8,170
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $7,429/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: Westmoreland County Public School District
• NCES district ID: 5103980
• Math proficiency: 34% ▼ -47.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,665
• Composite: 39.94/100
• National rank: #3845
• State rank: #105 of 131 in VA

Livability — Montross

• Score: 64/100
• State rank: #353
• US rank: #14197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,014

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 17,643 people
• By 2030: 17,520 · -0.7%
• By 2040: 17,041 · -3.4%
• By 2050: 16,397 · -7.1%
• By 2075: 15,012 · -14.9%
• By 2100: 12,917 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 3% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Westmoreland

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -24.5pp toward R · 2008: 10.2pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+8.2 2016: R+7.3 2012: D+0.5 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.09%
• Current HPI: 155.4326
• 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

• 2026-05-15 Listed $104,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $723 · +0.0% YoY. Source: county tax records.