100 Windsor Ln Apt H · Williamsburg, VA 23185

$245,000

2 bd · 1.0 ba · 968 sqft · Condo public records · 15 Days on market

Built 1988

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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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy living the Williamsburg in this wonderful condo. Nestled in the heart of Williamsburg just minutes to CW and William & Mary. This well-kept unit features two Primary Bedrooms with carpet, plenty of closet space, modern light fixtures. Spacious family room with fireplace that opens to the kitchen and eat-in area. The kitchen offers new Microwave and open floor plan to dining area and family room. Newer washer and dryer. Williamsburg Commons amenities include a pool, tennis court, a clubhouse, pool, RV storage and gym area. Don't miss your chance to see this condo and be close to restaurants, shopping, and more!

Key facts

• New lighting
• Covered balcony
• New roof

Tags

• COVERED BALCONY
• NEW ROOF
• NEW WATERPROOF LVP FLOORING
• NEW CUSTOM PAINT
• NEW LIGHTING
• WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (27.5% below list).
• Recommended offer: $178k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.1% in Williamsburg — 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 84/100 on livability (#31 in VA, #734 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living D.
• York County Public School District (suburban): math 77% / reading 87% proficiency, ranked #3 of 131 in VA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Waller Mill Elementary (math 87% / reading 87%, grade A+, #37 of 1,108 statewide, top 4%, 364 students, 44% FRL); Queens Lake Middle (math 67% / reading 82%, grade A, #50 of 342 statewide, top 16%, 574 students, 42% FRL); Bruton High (math 62% / reading 87%, grade B+, #107 of 319 statewide, top 37%, 711 students, 42% FRL) — zoned schools average 42% FRL vs 15% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 389 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 187 units permitted in York 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.
• York County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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 $190k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $177,653 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.18×
• Total profit: $-56,491
• Equity at exit: $36,530

10-year hold

• IRR: -13.4%
• Equity multiple: 0.15×
• Total profit: $-58,538
• Equity at exit: $21,183

Cash invested: $68,600 (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 23185

• Rents YoY: 5.2%
• Active inventory: 389
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$102
• HOA est. from 4 same-building comps: −$224
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-328

Break-even live

Break-even rent $2,191

Max offer price $187,091

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-258	+0% $-328	+5% $-397	+10% $-467
Rent	-10% $-468	-5% $-398	+0% $-328	+5% $-258	+10% $-187
Rate	-1.0pp $-204	-0.5pp $-265	base $-328	+0.5pp $-391	+1.0pp $-456

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Windsor Williamsburg, VA	2.0	2.0	1112	$1,650	$1.48	46d	1	0.07mi
109 Stratford Dr Unit H Williamsburg, VA	2.0	1.5	968	$1,500	$1.55	45d	1	0.10mi
1400 Middle St Williamsburg, VA	1.0–2.0	1.0	686	$1,565	$2.28	3d	1	0.61mi
305 N Boundary St Unit b Williamsburg, VA	2.0	1.0	950	$1,562	$1.64	3d	1	0.63mi
150 Kings Manor Dr Williamsburg, VA	1.0–3.0	1.0–3.0	1295	$2,846	$2.20	3d	23	0.71mi
155 Sterling Manor Dr Williamsburg, VA	1.0–3.0	1.0–3.5	1588	$2,404	$1.51	3d	13	0.84mi
100 Whitworth Way Williamsburg, VA	1.0–3.0	1.0–2.0	964	$2,103	$2.18	3d	14	0.95mi
4375 New Town Ave Williamsburg, VA	1.0–2.0	1.0–2.5	1141	$2,765	$2.42	3d	15	1.31mi

HOA detail condo

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

Listing history 40 events

1. 2026-06-21
   days on market $245,000 Active 15 DOM
2. 2026-06-18
   days on market $245,000 Active 12 DOM
3. 2026-06-17
   days on market $245,000 Active 11 DOM
4. 2026-06-16
   days on market $245,000 Active 10 DOM
5. 2026-06-15
   days on market $245,000 Active 9 DOM
6. 2026-06-13
   days on market $245,000 Active 7 DOM
7. 2026-06-09
   days on market $245,000 Active 3 DOM
8. 2026-06-08
   days on market $245,000 Active 2 DOM
9. 2026-06-07
   days on marketlisting id $245,000 Active 1 DOM
10. 2026-06-03
    days on market $245,000 Active 8 DOM
11. 2026-06-02
    days on market $245,000 Active 7 DOM
12. 2026-06-01
    days on market $245,000 Active 6 DOM
13. 2026-05-31
    days on market $245,000 Active 5 DOM
14. 2026-05-26
    listed $245,000 Active
15. 2022-11-21
    soldstatus $190,000
16. 2022-11-18
    soldstatus $190,000 Closed 629-char remark

    Show marketing remark (629 chars)

    Enjoy living the Williamsburg in this wonderful condo. Nestled in the heart of Williamsburg just minutes to CW and William & Mary. This well-kept unit features two Primary Bedrooms with carpet, plenty of closet space, modern light fixtures. Spacious family room with fireplace that opens to the kitchen and eat-in area. The kitchen offers new Microwave and open floor plan to dining area and family room. Newer washer and dryer. Williamsburg Commons amenities include a pool, tennis court, a clubhouse, pool, RV storage and gym area. Don't miss your chance to see this condo and be close to restaurants, shopping, and more!

17. 2022-10-31
    status Under Contract

    Show marketing remark (629 chars)

    Enjoy living the Williamsburg in this wonderful condo. Nestled in the heart of Williamsburg just minutes to CW and William & Mary. This well-kept unit features two Primary Bedrooms with carpet, plenty of closet space, modern light fixtures. Spacious family room with fireplace that opens to the kitchen and eat-in area. The kitchen offers new Microwave and open floor plan to dining area and family room. Newer washer and dryer. Williamsburg Commons amenities include a pool, tennis court, a clubhouse, pool, RV storage and gym area. Don't miss your chance to see this condo and be close to restaurants, shopping, and more!

18. 2022-10-31
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Enjoy living the Williamsburg in this wonderful condo. Nestled in the heart of Williamsburg just minutes to CW and William & Mary. This well-kept unit features two Primary Bedrooms with carpet, plenty of closet space, modern light fixtures. Spacious family room with fireplace that opens to the kitchen and eat-in area. The kitchen offers new Microwave and open floor plan to dining area and family room. Newer washer and dryer. Williamsburg Commons amenities include a pool, tennis court, a clubhouse, pool, RV storage and gym area. Don't miss your chance to see this condo and be close to restaurants, shopping, and more!

19. 2022-10-28
    listed $185,500 Active 629-char remark

    Show marketing remark (629 chars)

    Enjoy living the Williamsburg in this wonderful condo. Nestled in the heart of Williamsburg just minutes to CW and William & Mary. This well-kept unit features two Primary Bedrooms with carpet, plenty of closet space, modern light fixtures. Spacious family room with fireplace that opens to the kitchen and eat-in area. The kitchen offers new Microwave and open floor plan to dining area and family room. Newer washer and dryer. Williamsburg Commons amenities include a pool, tennis court, a clubhouse, pool, RV storage and gym area. Don't miss your chance to see this condo and be close to restaurants, shopping, and more!

20. 2022-10-28
    listed $185,500 Active

    Show marketing remark (629 chars)

    Enjoy living the Williamsburg in this wonderful condo. Nestled in the heart of Williamsburg just minutes to CW and William & Mary. This well-kept unit features two Primary Bedrooms with carpet, plenty of closet space, modern light fixtures. Spacious family room with fireplace that opens to the kitchen and eat-in area. The kitchen offers new Microwave and open floor plan to dining area and family room. Newer washer and dryer. Williamsburg Commons amenities include a pool, tennis court, a clubhouse, pool, RV storage and gym area. Don't miss your chance to see this condo and be close to restaurants, shopping, and more!

21. 2019-09-19
    soldstatus $127,000
22. 2019-09-03
    status Under Contract
23. 2019-08-05
    historical Active Under Contract
24. 2019-07-11
    price $129,900
25. 2019-05-20
    listed $129,900
26. 2019-05-20
    listed $130,000 Active
27. 2017-11-22
    soldstatus $117,000
28. 2017-11-21
    soldstatus $117,000
29. 2017-10-27
    status Under Contract
30. 2017-09-11
    price $118,000
31. 2017-07-13
    status Active
32. 2017-07-12
    historical
33. 2017-06-28
    price $115,000
34. 2017-05-22
    price $118,000
35. 2017-03-01
    listed $120,000 Active
36. 2017-03-01
    listed $118,000
37. 2012-04-27
    soldstatus $95,000
38. 2012-04-23
    soldstatus $95,000
39. 2012-01-01
    listed $105,000
40. 2011-01-05
    listed $115,000

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$564/yr (+$47/mo · 39.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $21,318
• − Mortgage interest: −$13,724
• − Property taxes: −$1,445
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − HOA: −$2,688
• − Depreciation: −$7,127
• Taxable loss: −$8,301
• Est. tax savings @ 24.0%: +$1,992
• After-tax cash flow: $-1,941/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: York County Public School District
• NCES district ID: 5104150
• Math proficiency: 77% ▼ -15.00%
• Reading proficiency: 87% ▼ -1.00%
• Median HH income: $81,985
• Composite: 72.34/100
• National rank: #202
• State rank: #3 of 131 in VA

Livability — Williamsburg

• Score: 84/100
• State rank: #31
• US rank: #734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Williamsburg City · 55,270 people
• City population: 101,073
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 55,270
• Household income: $105,431
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1770.0

Population outlook (York County) Hauer SSP2

• Today (2025): 75,000 people
• By 2030: 78,122 · +4.2%
• By 2040: 83,329 · +11.1%
• By 2050: 87,381 · +16.5%
• By 2075: 99,308 · +32.4%
• By 2100: 101,751 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 9% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 3%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 1% Chinese 1%

Political lean MEDSL · York

• 2024 margin: Lean R (+6.1) · D 46.3% · R 52.4% · Other 1.3%
• 2008→2024 swing: +11.9pp toward D · 2008: -18.1pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.6 2016: R+17.1 2012: R+20.7 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -345.15%
• Current HPI: 240.1637
• Rent YoY: ▲ 5.21%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• 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

+113.0% since first listed

27 events — show timeline

• 2026-05-26 Listed $245,000 FSBO.com
• 2022-11-21 Sold (Public Records) $190,000 Public Records
• 2022-11-18 Sold (MLS) $190,000 WMLS
• 2022-10-31 Pending — REINMLS
• 2022-10-31 Pending — WMLS
• 2022-10-28 Listed $185,500 REINMLS
• 2022-10-28 Listed $185,500 WMLS
• 2019-09-19 Sold (Public Records) $127,000 Public Records
• 2019-09-03 Pending — REINMLS
• 2019-08-05 Contingent — REINMLS
• 2019-07-11 Price Changed $129,900 REINMLS
• 2019-05-20 Listed $130,000 REINMLS
• 2019-05-20 Listed $129,900 WMLS
• 2017-11-22 Sold (Public Records) $117,000 Public Records
• 2017-11-21 Sold (MLS) $117,000 WMLS
• 2017-10-27 Pending — REINMLS
• 2017-09-11 Price Changed $118,000 REINMLS
• 2017-07-13 Relisted — REINMLS
• 2017-07-12 Listing Removed — REINMLS
• 2017-06-28 Price Changed $115,000 REINMLS
• 2017-05-22 Price Changed $118,000 REINMLS
• 2017-03-01 Listed $120,000 REINMLS
• 2017-03-01 Listed $118,000 WMLS
• 2012-04-27 Sold (Public Records) $95,000 Public Records
• 2012-04-23 Sold (MLS) $95,000 WMLS
• 2012-01-01 Listed $105,000 WMLS
• 2011-01-05 Listed $115,000 WMLS

Property tax history

+4.2%/yr

Latest (2025): $1,445 · +7.6% YoY. Source: county tax records.