460 Thompson Ave · West Point, VA 23181

$209,900

3 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 31 Days on market

Built 1980 1.94 ac lot Est $402k · 48% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• Schools +6.1/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled behind a small wooded area you will find 460 Thompson Avenue. This is a classic two story colonial style home built in 1980 that has all the wonderful design characteristics of the classic style and look: large rooms including living room, large dining area, large bonus room that can serve as a den coupled with a large laundry room and full bathroom downstairs along with 3 full bedrooms upstairs and a full bathroom upstairs. These are large rooms with plenty of space. Also find a two car attached garage as you pull around the back onto the rear concrete parking pad. The garage has an entry door on the outside and an entry door into the home. Large porch on both the front and the bac

Key facts

• Large bonus room
• Large laundry room
• 1.94 acre lot

Tags

• TWO STORY COLONIAL STYLE
• LARGE BONUS ROOM
• LARGE LAUNDRY ROOM
• FULL BATHROOM DOWNSTAIRS
• FULL BATHROOM UPSTAIRS
• TWO CAR ATTACHED GARAGE

Property features AI

Finance

• Other: Lot size approximately 1.94 acres; Zoning: R-2; Above-grade finished area reported

Exterior

• Parking: Attached 2-car garage; Driveway parking; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Resale condition
• Construction: Clapboard and frame construction; Composition roof; Built as an actual year-built property
• Exterior features: Front and rear porches; Porch; Storage shed; Unpaved driveway

Interior

• Bedrooms: Bedrooms located on first and second levels
• Bathrooms: Two full bathrooms (one on the first level, one on the second level) with tub and shower
• Heating & cooling: Electric heating; Wall cooling units
• Interior features: Seven total rooms; Two full bathrooms with tub and shower

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.4% in West Point — 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 76/100 on livability (#111 in VA, #3,458 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• West Point Public School District (town): math 63% / reading 80% proficiency, ranked #17 of 131 in VA (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 63% 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $401,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Thompson Ave	0.15mi	3/2.0	2,249 (+4%)	3mo	$343,021	$153	83
117 Wagners Way	0.46mi	4/2.5 (+1)	2,203 (+2%)	7mo	$379,255	$172	62
322 Pointers Dr	0.49mi	4/2.5 (+1)	2,100 (-3%)	9mo	$400,000	$190	58
208 Pointers Dr	0.36mi	4/2.5 (+1)	2,400 (+11%)	2mo	$401,000	$167	56
330 Pointers Dr	0.49mi	4/2.5 (+1)	2,312 (+7%)	5mo	$430,000	$186	54
2003 Lee St	0.70mi	3/2.0	2,067 (-4%)	9mo	$369,000	$179	53
322 Pointers Dr	0.66mi	4/2.5 (+1)	2,100 (-3%)	9mo	$400,000	$190	50
1927 F St	0.70mi	3/2.0	1,899 (-12%)	2mo	$339,950	$179	46
115 Wagners Way	0.47mi	4/2.5 (+1)	1,903 (-12%)	8mo	$355,775	$187	44
114 Wagners Way	0.50mi	4/2.5 (+1)	1,903 (-12%)	8mo	$344,990	$181	43
310 Pointers Dr	0.59mi	4/2.5 (+1)	1,903 (-12%)	9mo	$355,225	$187	38
313 Pointers Dr	0.59mi	4/2.5 (+1)	1,903 (-12%)	9mo	$369,990	$194	38

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,054
• Equity at exit: $31,297

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $34,791
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $472

Break-even live

Break-even rent $1,578

Max offer price $209,900

Occupancy floor 73%

Sensitivity live

Price	-10% $591	-5% $531	+0% $472	+5% $412	+10% $353
Rent	-10% $300	-5% $386	+0% $472	+5% $558	+10% $644
Rate	-1.0pp $578	-0.5pp $525	base $472	+0.5pp $417	+1.0pp $362

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $209,900 Active 31 DOM
2. 2026-06-18
   price $209,900 Active 29 DOM
3. 2026-06-18
   days on market $225,000 Active 29 DOM
4. 2026-06-17
   days on market $225,000 Active 28 DOM
5. 2026-06-16
   days on market $225,000 Active 27 DOM
6. 2026-06-15
   days on market $225,000 Active 26 DOM
7. 2026-06-15
   days on market $225,000 Active 25 DOM
8. 2026-06-13
   days on market $225,000 Active 24 DOM
9. 2026-06-12
   days on market $225,000 Active 23 DOM
10. 2026-06-09
    days on market $225,000 Active 20 DOM
11. 2026-06-08
    days on market $225,000 Active 19 DOM
12. 2026-06-08
    days on market $225,000 Active 18 DOM
13. 2026-06-07
    days on market $225,000 Active 17 DOM
14. 2026-06-03
    days on market $225,000 Active 14 DOM
15. 2026-06-02
    days on market $225,000 Active 13 DOM
16. 2026-06-01
    days on market $225,000 Active 12 DOM
17. 2026-05-31
    days on market $225,000 Active 11 DOM
18. 2026-05-20
    listed $225,000 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: $704 · $59/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$1,018/yr (+$85/mo · 144.6%)

ⓘ 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 (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $26,106
• − Mortgage interest: −$11,758
• − Property taxes: −$704
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$6,106
• Taxable income: $2,312
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $5,107/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: West Point Public School District
• NCES district ID: 5103950
• Math proficiency: 63% ▼ -30.00%
• Reading proficiency: 80% ▼ -12.00%
• Median HH income: $59,177
• Composite: 61.42/100
• National rank: #761
• State rank: #17 of 131 in VA

Livability — West Point

• Score: 76/100
• State rank: #111
• US rank: #3458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, VA
• 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

• 2026-05-20 Listed $225,000 CVRMLS

Property tax history

-8.8%/yr

Latest (2025): $704 · +13.0% YoY. Source: county tax records.