6381 Bolling Brook Ln · Gloucester Courthouse, VA 23061

$219,900

3 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 86 Days on market

Built 1985 0.54 ac lot Est $300k · 27% under

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• Schools +5.6/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

Key facts

• Functional layout
• 0.54 acre lot
• Garage

Tags

• VALUE-ADD RENOVATION PROJECT
• FUNCTIONAL LAYOUT
• EFFICIENT SINGLE-LEVEL LIVING
• DESIRABLE GLOUCESTER AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank
• Home design: Single-story home; Frame construction with vinyl siding; Asphalt shingle roof
• Construction: Built (actual year recorded); Frame construction; Vinyl siding; Asphalt shingle roof
• Exterior features: Lot zoned SC-1

Interior

• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating components
• Interior features: Pull-down attic stairs

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.4% in Gloucester Courthouse — 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 74/100 on livability (#150 in VA, #4,823 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; Watch: amenities F, commute F.
• Gloucester County Public School District (rural): math 57% / reading 73% proficiency, ranked #37 of 131 in VA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 228 active listings in the ZIP; 85 units permitted in Gloucester 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.
• Gloucester County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $220k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $299,750
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6381 Bolling Brook Ln	0.00mi	3/1.0	1,167 (-3%)	0mo	$205,000	$176	95
6493 Walter Reed Dr	0.17mi	3/1.0	1,152 (-4%)	2mo	$285,000	$247	84
6288 Jones Creek Dr	0.35mi	3/2.0	1,176 (-2%)	4mo	$307,000	$261	73
6291 Bolling Brook Ln	0.17mi	3/2.0	1,242 (+4%)	12mo	$310,000	$250	72
6512 Walter Reed Dr	0.25mi	3/2.0	1,162 (-3%)	11mo	$290,000	$250	70
4152 Hickory Fork Rd	0.51mi	3/1.5	1,260 (+5%)	2mo	$280,000	$222	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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-6,645
• Equity at exit: $32,788

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $31,350
• Equity at exit: $19,013

Cash invested: $61,572 (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 23061

• Home prices YoY: -32.4%
• Active inventory: 228
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $456

Break-even live

Break-even rent $1,711

Max offer price $219,900

Occupancy floor 75%

Sensitivity live

Price	-10% $581	-5% $518	+0% $456	+5% $394	+10% $332
Rent	-10% $275	-5% $366	+0% $456	+5% $547	+10% $637
Rate	-1.0pp $567	-0.5pp $512	base $456	+0.5pp $399	+1.0pp $341

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-17
   status Pending 509-char remark

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

2. 2026-04-17
   status Pending

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

3. 2026-03-21
   price $219,900 509-char remark

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

4. 2026-03-21
   price $219,900

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

5. 2026-02-21
   price $224,900 509-char remark

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

6. 2026-02-21
   price $224,900

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

7. 2026-01-21
   listed $229,900 Active 509-char remark

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

8. 2026-01-21
   listed $229,900 Active

   Show marketing remark (509 chars)

   LOCATION, LOCATION, LOCATION! Prime opportunity in a desirable Gloucester area for investors or buyers seeking a value-add renovation project. This 3-bedroom, 1-bath ranch-style home, built in 1985, offers 1,167 sq ft of efficient single-level living with a functional layout and solid features that provide an excellent foundation for updates. Being sold as is where is condition. The seller will make no representations or warranties to its condition. verbal acceptance on offer. waiting on signed contract.

9. 1988-11-14
   soldstatus $65,000

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$524/yr (+$44/mo · 41.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $27,457
• − Mortgage interest: −$12,318
• − Property taxes: −$1,279
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$6,397
• Taxable income: $1,971
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $5,002/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: Gloucester County Public School District
• NCES district ID: 5101620
• Math proficiency: 57% ▼ -30.00%
• Reading proficiency: 73% ▼ -8.00%
• Median HH income: $60,815
• Composite: 56.19/100
• National rank: #1177
• State rank: #37 of 131 in VA

Livability — Gloucester Courthouse

• Score: 74/100
• State rank: #150
• US rank: #4823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,219
• Population (ZIP): 23,219

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 37,437 people
• By 2030: 37,286 · -0.4%
• By 2040: 36,224 · -3.2%
• By 2050: 34,171 · -8.7%
• By 2075: 30,472 · -18.6%
• By 2100: 25,832 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Gloucester

• 2024 margin: Solid R (+38.4) · D 30.4% · R 68.8%
• 2008→2024 swing: -11.5pp toward R · 2008: -26.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+35.5 2016: R+39.4 2012: R+27.9 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.96%
• Current HPI: 175.0236
• 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

+238.3% since first listed

9 events — show timeline

• 2026-04-17 Pending — CBRAR
• 2026-04-17 Pending — WMLS
• 2026-03-21 Price Changed $219,900 CBRAR
• 2026-03-21 Price Changed $219,900 WMLS
• 2026-02-21 Price Changed $224,900 CBRAR
• 2026-02-21 Price Changed $224,900 WMLS
• 2026-01-21 Listed $229,900 WMLS
• 2026-01-21 Listed $229,900 CBRAR
• 1988-11-14 Sold (Public Records) $65,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,279 · +5.3% YoY. Source: county tax records.