12218 Columbine Ln · Glade Spring, VA 24340

$225,000

2 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 48 Days on market

Built 1976 0.41 ac lot $150/sqft · 13% below area Est $260k · 13% under ↓ 10% since listing

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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 +13.6/15.0
• Schools +6.2/10.0
• Appreciation +5.7/10.0
• Cash flow +5.4/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

One level living!!! Welcome to this well-maintained brick ranch home. Located in a well-established neighborhood, this home offers 3 bedrooms and 2 baths with a fenced in backyard. This home has had many updates including new exterior doors, new heat pump, and new metal roof in 2019, new carpet in the bedrooms in 2021, a roof was added to the back patio in 2023, and an outbuilding that was added in 2023 which conveys with the property. Don't let this get away!

Key facts

• New heat pump
• New metal roof
• New exterior doors

Tags

• ONE LEVEL LIVING
• FENCED IN BACKYARD
• NEW EXTERIOR DOORS
• NEW HEAT PUMP
• NEW METAL ROOF
• NEW CARPET

Property features AI

Exterior

• Parking: 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Propane service
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction
• Exterior features: Metal roof; Irregular, level lot; Subdivision: Greenside

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Propane heating; Central cooling with ceiling fans
• Interior features: Dishwasher; Electric range; Refrigerator; Ceiling fan(s); Smoke detector(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (51.5% below list).
• Recommended offer: $109k (51.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#399 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Meadowview Elementary (math 63% / reading 74%, grade B+, #357 of 1,108 statewide, top 33%, 551 students, 89% FRL); Glade Spring Middle (math 70% / reading 74%, grade A, #65 of 342 statewide, top 21%, 254 students, 80% FRL); Patrick Henry High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 366 students, 66% FRL) — zoned schools average 78% FRL vs 42% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.4% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $109,076 (51.5% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.48% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.24%
• DSCR: 0.59
• GRM: 17.2

CMA / ARV

• ARV (median comp): $260,104
• List price: $225,000
• Delta: -13.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33304 Hillman Hwy	0.64mi	3/2.0 (+1)	1,568 (+5%)	13mo	$288,500	$184	46
615 Monte Vista Dr	0.45mi	3/2.0 (+1)	1,671 (+12%)	11mo	$310,000	$186	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.64×
• Total profit: $-22,876
• Equity at exit: $81,004

10-year hold

• IRR: -1.6%
• Equity multiple: 0.79×
• Total profit: $-12,999
• Equity at exit: $110,967

Cash invested: $63,000 (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 24340

• Home prices YoY: 0.8%
• Active inventory: 34
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-485

Break-even live

Break-even rent $1,705

Max offer price $139,259

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $225,000 Active 48 DOM
2. 2026-06-18
   days on market $225,000 Active 47 DOM
3. 2026-06-17
   days on market $225,000 Active 46 DOM
4. 2026-06-16
   days on market $225,000 Active 45 DOM
5. 2026-06-15
   days on market $225,000 Active 44 DOM
6. 2026-06-14
   days on market $225,000 Active 42 DOM
7. 2026-06-13
   days on market $225,000 Active 41 DOM
8. 2026-06-10
   days on market $225,000 Active 39 DOM
9. 2026-06-09
   days on market $225,000 Active 38 DOM
10. 2026-06-08
    days on market $225,000 Active 37 DOM
11. 2026-06-07
    days on market $225,000 Active 36 DOM
12. 2026-06-02
    days on market $225,000 Active 31 DOM
13. 2026-06-01
    days on market $225,000 Active 30 DOM
14. 2026-05-31
    days on market $225,000 Active 29 DOM
15. 2026-05-30
    days on market $225,000 Active 28 DOM
16. 2026-05-08
    historical Active Under Contract 465-char remark
17. 2026-05-02
    listed $225,000 Active 465-char remark
18. 2024-07-30
    listed $249,000 Active

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$964/yr (+$80/mo · 109.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,089
• − Mortgage interest: −$12,603
• − Property taxes: −$881
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$6,545
• Taxable loss: −$10,160
• Est. tax savings @ 24.0%: +$2,438
• After-tax cash flow: $-3,386/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Glade Spring

• Score: 62/100
• State rank: #399
• US rank: #16421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,173

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Two or more races 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 180.6398
• 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

-9.6% since first listed

4 events — show timeline

• 2026-05-25 Relisted — SWVAR
• 2026-05-08 Contingent — SWVAR
• 2026-05-02 Listed $225,000 SWVAR
• 2024-07-30 Listed $249,000 SWVAR

Property tax history

+2.4%/yr

Latest (2026): $881 · +0.0% YoY. Source: county tax records.