3034 Bradley Farm · Newtown, VA 23126

$115,000

3 bd · 2.0 ba · 1,248 sqft · Condo · 82 Days on market

Built 1965 Average condition $92/sqft · 59% below area

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Great opportunity for a first time home buyer or an investor looking for that special property with tons of potential. This ranch style home offers a primary bedroom with a trey ceiling, walk-in closet, upgraded custom bath with ceramic tile floor and tub shower combo. The eat-in kitchen features granite countertops, hardwood floor, huge living room, dining room and two large additional bedrooms. Enjoy the sunset on your private once acre lot. Property is sold "AS-IS"

Key facts

• Custom bath
• Walk-in closet
• Eat-in kitchen

Tags

• PRIMARY BEDROOM
• WALK-IN CLOSET
• CUSTOM BATH
• CERAMIC TILE FLOOR
• TUB SHOWER COMBO
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• King And Queen County Public School District (rural): math 35% / reading 63% proficiency, ranked #101 of 131 in VA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lawson-Marriott Elementary (math 37% / reading 52%, grade F, #827 of 1,108 statewide, top 77%, 311 students, 108% FRL); Central High (math 37% / reading 77%, grade C, #263 of 319 statewide, top 84%, 273 students, 105% FRL) — zoned schools average 106% FRL vs 53% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 36 units permitted in King and Queen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• King and Queen County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $277,205
• List price: $115,000
• Delta: -58.51%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.78×
• Total profit: $25,200
• Equity at exit: $51,709

10-year hold

• IRR: 15.6%
• Equity multiple: 3.29×
• Total profit: $73,876
• Equity at exit: $79,690

Cash invested: $32,200 (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 23126

• Active inventory: 8
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $178

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $257	-5% $218	+0% $178	+5% $138	+10% $98
Rent	-10% $81	-5% $129	+0% $178	+5% $226	+10% $275
Rate	-1.0pp $236	-0.5pp $207	base $178	+0.5pp $148	+1.0pp $118

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $115,000 Active 82 DOM
2. 2026-06-21
   days on market $115,000 Active 81 DOM
3. 2026-06-21
   days on market $115,000 Active 80 DOM
4. 2026-06-18
   days on market $115,000 Active 78 DOM
5. 2026-06-17
   days on market $115,000 Active 77 DOM
6. 2026-06-16
   pricedays on market $115,000 Active 76 DOM
7. 2026-06-15
   days on market $130,000 Active 75 DOM
8. 2026-06-15
   days on market $130,000 Active 74 DOM
9. 2026-06-13
   days on market $130,000 Active 73 DOM
10. 2026-06-12
    days on market $130,000 Active 72 DOM
11. 2026-06-09
    days on market $130,000 Active 69 DOM
12. 2026-06-08
    days on market $130,000 Active 68 DOM
13. 2026-06-08
    days on market $130,000 Active 67 DOM
14. 2026-06-05
    days on market $130,000 Active 65 DOM
15. 2026-06-03
    days on market $130,000 Active 63 DOM
16. 2026-06-02
    days on market $130,000 Active 62 DOM
17. 2026-06-01
    days on market $130,000 Active 61 DOM
18. 2026-05-31
    days on market $130,000 Active 60 DOM
19. 2026-05-18
    price $130,000 482-char remark

    Show marketing remark (482 chars)

    Great opportunity for a first time home buyer or an investor looking for that special property with tons of potential. This ranch style home offers a primary bedroom with a trey ceiling, walk-in closet, upgraded custom bath with ceramic tile floor and tub shower combo. The eat-in kitchen features granite countertops, hardwood floor, huge living room, dining room and two large additional bedrooms. Enjoy the sunset on your private once acre lot. Property is sold "AS-IS"

20. 2026-04-01
    listed $143,000 Active 482-char remark

    Show marketing remark (482 chars)

    Great opportunity for a first time home buyer or an investor looking for that special property with tons of potential. This ranch style home offers a primary bedroom with a trey ceiling, walk-in closet, upgraded custom bath with ceramic tile floor and tub shower combo. The eat-in kitchen features granite countertops, hardwood floor, huge living room, dining room and two large additional bedrooms. Enjoy the sunset on your private once acre lot. Property is sold "AS-IS"

21. 2015-11-30
    historical
22. 2015-10-05
    listed $105,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,774
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,345
• Taxable income: $323
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,057/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This ranch-style home offers a primary bedroom with a trey ceiling and walk-in closet, and an eat-in kitchen with granite countertops. It has average condition and requires some cosmetic repairs and maintenance.

Repairs flagged

• Minor paint — paint on walls
• Minor flooring — carpeted floors

Value-add opportunities

• Both paint — painting can improve curb appeal and interior aesthetics
• Both flooring — replacing carpet with hardwood or tile can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint on walls	Minor	$500–3,000
flooring · carpeted floors	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint — painting can improve curb appeal and interior aesthetics ↑
• Both flooring — replacing carpet with hardwood or tile can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: King And Queen County Public School District
• NCES district ID: 5102070
• Math proficiency: 35% ▼ -43.00%
• Reading proficiency: 63% ▼ -16.00%
• Median HH income: $48,744
• Composite: 41.72/100
• National rank: #3406
• State rank: #101 of 131 in VA

Livability — Newtown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 394

Population outlook (King and Queen County) Hauer SSP2

• Today (2025): 7,714 people
• By 2030: 7,878 · +2.1%
• By 2040: 8,020 · +4.0%
• By 2050: 8,011 · +3.9%
• By 2075: 8,117 · +5.2%
• By 2100: 7,746 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 31% Two or more races 9%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 3%

Political lean MEDSL · King and Queen

• 2024 margin: Strong R (+25.7) · D 36.8% · R 62.5%
• 2008→2024 swing: -29.9pp toward R · 2008: 4.2pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+20.9 2016: R+16.8 2012: R+3.3 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+22.8% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $130,000 CVRMLS
• 2026-04-01 Listed $143,000 CVRMLS
• 2015-11-30 Listing Removed — CVRMLS
• 2015-10-05 Listed $105,900 CVRMLS