1606 Prospect Hill Rd · Montross, VA 22520

$270,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 135 Days on market

Built 1998 0.94 ac lot $150/sqft · 60% below area

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

Key facts

• 0.94 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (32.7% below list).
• Recommended offer: $182k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.2% in Montross — 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 64/100 on livability (#353 in VA) — a middle-class / working-renter tenant base. Strengths: schools A-, housing A-, cost of living B+; Watch: employment D+, amenities F, commute F.
• Westmoreland County Public School District (rural): math 34% / reading 59% proficiency, ranked #105 of 131 in VA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 186 active listings in the ZIP; 220 units permitted in Westmoreland 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 $8k of value loss. Plan a longer hold.
• Westmoreland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $187k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,746 (32.7% 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 135 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.67% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 12.4

CMA / ARV

• ARV (median comp): $666,916
• List price: $270,000
• Delta: -59.52%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-58,276
• Equity at exit: $40,258

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-69,720
• Equity at exit: $23,345

Cash invested: $75,600 (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 22520

• Home prices YoY: -27.5%
• Active inventory: 186
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-227

Break-even live

Break-even rent $2,104

Max offer price $229,984

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-150	+0% $-227	+5% $-303	+10% $-379
Rent	-10% $-370	-5% $-298	+0% $-227	+5% $-155	+10% $-83
Rate	-1.0pp $-91	-0.5pp $-158	base $-227	+0.5pp $-296	+1.0pp $-368

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-28
   price $270,000 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

2. 2026-04-13
   price $275,000 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

3. 2026-03-05
   status Active 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

4. 2026-01-30
   historical 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

5. 2025-12-16
   status Active 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

6. 2025-12-05
   historical Active Under Contract 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

7. 2025-11-29
   listed $280,000 Active 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

8. 2025-11-26
   historical $280,000 942-char remark

   Show marketing remark (942 chars)

   Welcome to 1606 Prospect Hill Rd, a solid brick ranch-style home nestled on 0.94 peaceful acres along a quiet country road. This 3-bedroom, 2-bath property offers the perfect opportunity for buyers looking to invest in a home with strong potential and make it truly their own. Inside, you’ll find a traditional layout with a spacious living area, a bright eat-in kitchen, expansive deck, and an attached 2 car garage. All appliances are newer: stove, built in microwave, and dryer are 2025, washing machine and dishwasher are 2023, and the refrigerator is 2020. The wide lot provides ample room for gardening, outdoor activities, or future improvements. The home needs TLC and has been priced accordingly, but has great bones. Perfect for investors, DIY enthusiasts, or anyone searching for an affordable home with renovation upside, this property is being sold as-is. Bring your creativity and make this Montross property shine again!

9. 2019-07-25
   soldstatus $187,000 Closed 379-char remark

   Show marketing remark (379 chars)

   Well-maintained brick rambler on just under an acre of land with 3 bedrooms and 2 bathrooms. One level living at it's best with gorgeous outdoor views! Inside features family and formal living rooms with ceiling fans, bathroom with dual vanity, kitchen with breakfast area and dining room. Outside features 2 sheds for storage and a large rear deck for relaxing and entertaining.

10. 2019-07-25
    soldstatus $187,000

    Show marketing remark (379 chars)

    Well-maintained brick rambler on just under an acre of land with 3 bedrooms and 2 bathrooms. One level living at it's best with gorgeous outdoor views! Inside features family and formal living rooms with ceiling fans, bathroom with dual vanity, kitchen with breakfast area and dining room. Outside features 2 sheds for storage and a large rear deck for relaxing and entertaining.

11. 2019-06-20
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Well-maintained brick rambler on just under an acre of land with 3 bedrooms and 2 bathrooms. One level living at it's best with gorgeous outdoor views! Inside features family and formal living rooms with ceiling fans, bathroom with dual vanity, kitchen with breakfast area and dining room. Outside features 2 sheds for storage and a large rear deck for relaxing and entertaining.

12. 2019-06-11
    listed $179,900 Active 379-char remark

    Show marketing remark (379 chars)

    Well-maintained brick rambler on just under an acre of land with 3 bedrooms and 2 bathrooms. One level living at it's best with gorgeous outdoor views! Inside features family and formal living rooms with ceiling fans, bathroom with dual vanity, kitchen with breakfast area and dining room. Outside features 2 sheds for storage and a large rear deck for relaxing and entertaining.

13. 2001-08-24
    soldstatus $135,000

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$607/yr (+$51/mo · 37.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $21,810
• − Mortgage interest: −$15,124
• − Property taxes: −$1,607
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$7,855
• Taxable loss: −$7,616
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $-890/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: Westmoreland County Public School District
• NCES district ID: 5103980
• Math proficiency: 34% ▼ -47.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,665
• Composite: 39.94/100
• National rank: #3845
• State rank: #105 of 131 in VA

Livability — Montross

• Score: 64/100
• State rank: #353
• US rank: #14197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,014

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 17,643 people
• By 2030: 17,520 · -0.7%
• By 2040: 17,041 · -3.4%
• By 2050: 16,397 · -7.1%
• By 2075: 15,012 · -14.9%
• By 2100: 12,917 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 3% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Westmoreland

• 2024 margin: R (+14.3) · D 42.4% · R 56.7%
• 2008→2024 swing: -24.5pp toward R · 2008: 10.2pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+8.2 2016: R+7.3 2012: D+0.5 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.09%
• Current HPI: 155.4326
• 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

+100.0% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $270,000 BRIGHT MLS
• 2026-04-13 Price Changed $275,000 BRIGHT MLS
• 2026-03-05 Relisted — BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-12-16 Relisted — BRIGHT MLS
• 2025-12-05 Contingent — BRIGHT MLS
• 2025-11-29 Listed $280,000 BRIGHT MLS
• 2025-11-26 Coming Soon $280,000 BRIGHT MLS
• 2019-07-25 Sold (Public Records) $187,000 Public Records
• 2019-07-25 Sold (MLS) $187,000 BRIGHT MLS
• 2019-06-20 Pending — BRIGHT MLS
• 2019-06-11 Listed $179,900 BRIGHT MLS
• 2001-08-24 Sold (Public Records) $135,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,607 · +0.0% YoY. Source: county tax records.