218 Tarleton Bivouac · Williamsburg, VA 23185

$289,000

5 bd · 2.5 ba · 2,235 sqft · SingleFamily public records · 54 Days on market

Built 1978 0.34 ac lot Est $465k · 38% under

---

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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

Key facts

• Separate rear access
• Dedicated back porch
• Expansive rear deck

Tags

• IN-LAW SUITE ADDITION
• PRIVATE FRONT ENTRANCE
• SEPARATE REAR ACCESS
• DEDICATED BACK PORCH
• MULTIPLE LIVING AREAS
• EXPANSIVE REAR DECK

Property features AI

Finance

• HOA & community: No HOA/POA fees listed

Exterior

• Parking: Driveway space
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached ranch; Single-story (1 living level); Crawlspace foundation
• Construction: Brick exterior; Asphalt shingle roof; Crawl foundation
• Exterior features: Deck; Gazebo; Patio; Brick siding; Asphalt shingle roof

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on first floor; One bedroom with ensuite
• Flooring: Ceramic; Laminate; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Ceiling fan; Pantry; Porch; Utility closet
• Laundry & utility: Utility closet

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $270k (6.7% below list).
• Recommended offer: $270k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: schools A+, amenities A+, commute A+; Watch: cost of living D.
• Market conditions: Rents rising fast (+5.2%/yr); 390 active listings in the ZIP; solid renter incomes; 358 units permitted in James City County in 2024 (24 in 5+ unit buildings).
• This rent runs 31% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• James City County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $269,519 (6.7% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $464,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Plantation Rd	0.14mi	4/3.0 (-1)	2,042 (-9%)	4mo	$425,000	$208	69

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-24,266
• Equity at exit: $43,091

10-year hold

• IRR: 4.1%
• Equity multiple: 1.32×
• Total profit: $26,231
• Equity at exit: $24,987

Cash invested: $80,920 (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: 390
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $259

Break-even live

Break-even rent $2,368

Max offer price $289,000

Occupancy floor 85%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   price $289,000 Active 54 DOM
2. 2026-06-18
   days on market $299,000 Active 54 DOM
3. 2026-06-17
   days on market $299,000 Active 53 DOM
4. 2026-06-16
   days on market $299,000 Active 52 DOM
5. 2026-06-15
   days on market $299,000 Active 51 DOM
6. 2026-06-13
   days on market $299,000 Active 49 DOM
7. 2026-06-09
   days on market $299,000 Active 45 DOM
8. 2026-06-08
   days on market $299,000 Active 44 DOM
9. 2026-06-07
   days on market $299,000 Active 43 DOM
10. 2026-06-05
    days on market $299,000 Active 40 DOM
11. 2026-06-03
    days on market $299,000 Active 39 DOM
12. 2026-06-02
    days on market $299,000 Active 38 DOM
13. 2026-06-01
    days on market $299,000 Active 37 DOM
14. 2026-05-31
    days on market $299,000 Active 36 DOM
15. 2026-05-18
    historical Active Under Contract

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

16. 2026-05-18
    historical Active Under Contract 1230-char remark

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

17. 2026-05-06
    status Active

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

18. 2026-05-06
    status Active 1230-char remark

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

19. 2026-05-01
    historical Active Under Contract

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

20. 2026-05-01
    historical Active Under Contract 1230-char remark

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

21. 2026-04-29
    status Under Contract

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

22. 2026-04-29
    status Pending 1230-char remark

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

23. 2026-04-23
    listed $299,000 Active

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

24. 2026-04-23
    listed $299,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Originally built as a classic 3-bedroom ranch, this home has been thoughtfully expanded to offer a unique and highly functional layout that’s hard to find in today’s market. The standout feature is a substantial in-law suite addition that lives almost like a second home—ideal for multi-generational living, extended guests, or flexible work-from-home needs. While connected to the main residence, the suite offers excellent independence with its own private front entrance, separate rear access, and dedicated back porch. The space includes a large bedroom, full bath, comfortable living area, and generous storage—essentially a private quarters without a kitchen. The main home maintains its traditional ranch-style flow with a primary bedroom and en-suite bath, additional guest bedroom, and multiple living areas. The kitchen opens into a spacious dining area with sliding glass doors leading to an expansive rear deck—perfect for entertaining or enjoying the private, tree-lined setting. Key improvements have already been completed, adding real value and functionality. A new roof was installed in 2022. Additional roofing-related work and structural reinforcement were also completed in Januar

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,342
• − Mortgage interest: −$16,188
• − Property taxes: −$2,815
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$8,407
• Taxable loss: −$1,688
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $3,509/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)

No district data.

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 (James City County) Hauer SSP2

• Today (2025): 84,286 people
• By 2030: 89,687 · +6.4%
• By 2040: 99,580 · +18.1%
• By 2050: 108,487 · +28.7%
• By 2075: 128,950 · +53.0%
• By 2100: 138,702 · +64.6%

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 · James City

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.3% · Other 1.1%
• 2008→2024 swing: +15.5pp toward D · 2008: -9.2pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+4.8 2016: R+5.1 2012: R+12.1 2008: R+9.2

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

+0.0% since first listed

10 events — show timeline

• 2026-05-18 Contingent — REINMLS
• 2026-05-18 Contingent — WMLS
• 2026-05-06 Relisted — REINMLS
• 2026-05-06 Relisted — WMLS
• 2026-05-01 Contingent — REINMLS
• 2026-05-01 Contingent — WMLS
• 2026-04-29 Pending — REINMLS
• 2026-04-29 Pending — WMLS
• 2026-04-23 Listed $299,000 WMLS
• 2026-04-23 Listed $299,000 REINMLS

Property tax history

+6.9%/yr

Latest (2025): $2,815 · +6.4% YoY. Source: county tax records.