1619 F St · West Point, VA 23181

$299,900

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 5 Days on market

Built 1968 10,676 sqft lot Est $291k · at est.

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +6.1/15.0
• Schools +6.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership shows in this home on two corner lots in the Town of West Point. 1454 sq. ft. , 3 BR, 2 BA, attached one car garage, patio, storage shed. Kitchen opens to the family room that accesses the patio and garage. Looking to be in the West Point school district or just looking for town living, call for your showing.

Key facts

• Oversized corner lot
• Wall oven
• Attached garage

Tags

• ATTACHED GARAGE
• OVERSIZED CORNER LOT
• HEAT PUMP
• REFRIGERATOR
• WALL OVEN
• CLOTHES DRYER

Property features AI

Exterior

• Parking: Attached garage with direct access; Finished garage with garage door opener; 1 garage space; Driveway (paved); Off-street and on-street parking
• Utilities: Public water; Public sewer; Generator hookup for electric
• Home design: Single-story home; Resale property; Approximate year built; R-3 zoning
• Construction: Block, frame and drywall construction with vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Awning(s); Rear porch and patio; Outbuilding(s) / Utility building(s) / Shed; Storage; Paved driveway; Corner lot

Interior

• Kitchen: Built-in oven; Self-cleaning oven; Smooth cooktop / Stove; Electric cooking; Microwave; Dishwasher; Refrigerator; Icemaker; Eat-in kitchen / Breakfast area; Laminate countertops
• Bedrooms: Primary and additional bedrooms on the first floor; Bedrooms with hardwood flooring and closets
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Bath(s) with tub and shower; Grab bars in bathroom(s)
• Heating & cooling: Heat pump heating and cooling; Electric heating
• Interior features: Window treatments; Sliding doors and storm door(s); Grab bars; Breakfast area / Eat-in kitchen; Ceiling fan(s); Laminate counters; Wired for data; Paneling / Wainscoting; Main level primary; Bedroom on main level; High speed internet
• Laundry & utility: Washer and dryer included; Washer hookup and dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $6 ($77/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 $222k (25.9% below list).
• Recommended offer: $222k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: crime A+, employment A+, housing 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.
• Zoned schools: West Point Elementary (math 72% / reading 82%, grade A, #171 of 1,108 statewide, top 17%, 370 students, 40% FRL); West Point Middle/High (math 57% / reading 80%, grade B, #178 of 319 statewide, top 56%, 440 students, 34% FRL).
• 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $207k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $222,088 (25.9% below list)

Questions for the listing agent

1. Built in 1968 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $290,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 Lee St	0.12mi	3/2.0	1,456 (+0%)	16mo	$135,000	$93	81
419 18th St	0.15mi	3/1.5	1,560 (+7%)	1mo	$185,000	$119	78
1815 F St	0.09mi	3/2.0	1,256 (-14%)	7mo	$287,000	$229	67
1721 Lee St	0.10mi	3/2.5	1,344 (-8%)	19mo	$292,500	$218	65
431 18th St	0.14mi	2/1.5 (-1)	1,251 (-14%)	3mo	$236,000	$189	61
3050 King William Ave	0.32mi	4/1.5 (+1)	1,574 (+8%)	6mo	$273,000	$173	59
515 18th St	0.09mi	2/1.0 (-1)	1,256 (-14%)	6mo	$226,500	$180	59
311 11th St	0.39mi	2/1.0 (-1)	1,351 (-7%)	12mo	$284,990	$211	51
615 Lee St	0.59mi	3/2.0	1,382 (-5%)	18mo	$269,950	$195	50
230 Glen St	0.71mi	3/2.0	1,260 (-13%)	2mo	$274,000	$217	43
718 Kirby St	0.57mi	3/2.5	1,646 (+13%)	24mo	$334,990	$204	30
311 7th St	0.60mi	3/2.5	1,646 (+13%)	24mo	$329,990	$200	28

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-48,357
• Equity at exit: $44,716

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-42,259
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $6

Break-even live

Break-even rent $2,213

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $176	-5% $91	+0% $6	+5% $-422	+10% $-525
Rent	-10% $-169	-5% $-81	+0% $6	+5% $94	+10% $182
Rate	-1.0pp $157	-0.5pp $83	base $6	+0.5pp $-71	+1.0pp $-150

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   listed $299,900 Active
3. 2021-04-01
   soldstatus $207,000
4. 2021-03-31
   soldstatus $207,000 330-char remark

   Show marketing remark (330 chars)

   Pride of ownership shows in this home on two corner lots in the Town of West Point. 1454 sq. ft. , 3 BR, 2 BA, attached one car garage, patio, storage shed. Kitchen opens to the family room that accesses the patio and garage. Looking to be in the West Point school district or just looking for town living, call for your showing.

5. 2020-12-15
   listed $215,000 330-char remark

   Show marketing remark (330 chars)

   Pride of ownership shows in this home on two corner lots in the Town of West Point. 1454 sq. ft. , 3 BR, 2 BA, attached one car garage, patio, storage shed. Kitchen opens to the family room that accesses the patio and garage. Looking to be in the West Point school district or just looking for town living, call for your showing.

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$1,854/yr (+$154/mo · 306.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,651
• − Mortgage interest: −$16,799
• − Property taxes: −$605
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$8,724
• Taxable loss: −$5,242
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $1,335/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

+39.5% since first listed

5 events — show timeline

• 2026-05-06 Pending — CVRMLS
• 2026-05-01 Listed $299,900 CVRMLS
• 2021-04-01 Sold (Public Records) $207,000 Public Records
• 2021-03-31 Sold (MLS) $207,000 CBRAR
• 2020-12-15 Listed $215,000 CBRAR

Property tax history

-19.8%/yr

Latest (2025): $605 · +13.0% YoY. Source: county tax records.