294 Webster Heights Rd · Blue Ridge, VA 24012

$189,950

2 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 2 Days on market

Built 1955 0.56 ac lot $175/sqft · 13% below area Est $280k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +6.8/10.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home on a great lot in Botetourt County. Sunroom, large deck, garage and lots of character. Recent improvements include new roof, heat pump, carpet and fresh paint. Great storage in basement and walk up attic. This is a ready to move in home.

Key facts

• Walk up attic
• Partial basement
• New septic system

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• 1 CAR GARAGE
• WALK UP ATTIC
• PARTIAL BASEMENT
• NEW SEPTIC SYSTEM

Property features AI

Finance

• Other: Listing broker: RE/MAX ALL STARS

Exterior

• Parking: 1 covered parking space
• Utilities: Electric heat pump (heating and cooling)
• Home design: Residential property; Built in 1955
• Construction: Year built 1955
• Exterior features: Lot approximately 0.56 acres

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump electric for heating; Heat pump electric for cooling; Has heating and cooling
• Interior features: Storage; Wood flooring; 7 total rooms; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $24 ($294/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 $152k (19.8% below list).
• Recommended offer: $152k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% in Blue Ridge — 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 72/100 on livability (#200 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Colonial Elementary (math 82% / reading 82%, grade A+, #106 of 1,108 statewide, top 11%, 478 students, 40% FRL); Read Mountain Middle (math 75% / reading 82%, grade A+, #32 of 342 statewide, top 9%, 657 students, 35% FRL); Lord Botetourt High (math 83% / reading 92%, grade A, #15 of 319 statewide, top 4%, 980 students, 27% FRL).
• Market conditions: Rents rising fast (+10.5%/yr); 194 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,338 (19.8% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $280,242
• List price: $189,950
• Delta: -32.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Morning Dove Ln	0.57mi	3/1.0 (+1)	960 (-12%)	2mo	$190,000	$198	47
3488 Webster Rd	0.49mi	3/2.0 (+1)	960 (-12%)	4mo	$202,500	$211	46
18 Ivory Creek Ln	0.67mi	2/1.0	936 (-14%)	8mo	$219,500	$235	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.60×
• Total profit: $-21,229
• Equity at exit: $28,322

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $19,924
• Equity at exit: $16,423

Cash invested: $53,186 (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 24012

• Rents YoY: 10.5%
• Active inventory: 194
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $24

Break-even live

Break-even rent $1,492

Max offer price $189,950

Occupancy floor 93%

Sensitivity live

Price	-10% $132	-5% $78	+0% $24	+5% $-29	+10% $-83
Rent	-10% $-96	-5% $-36	+0% $24	+5% $85	+10% $145
Rate	-1.0pp $120	-0.5pp $73	base $24	+0.5pp $-25	+1.0pp $-75

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: $47,488
• Closing costs: $5,698
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3465 Webster Rd Blue Ridge, VA	3.0	1.0	1008	$2,100	$2.08	44d	1	0.46mi

Listing history 12 events

1. 2026-05-04
   status Pending 346-char remark
2. 2026-05-01
   listed $189,950 Active 346-char remark
3. 2018-07-31
   soldstatus $129,950 257-char remark

   Show marketing remark (257 chars)

   Charming brick home on a great lot in Botetourt County. Sunroom, large deck, garage and lots of character. Recent improvements include new roof, heat pump, carpet and fresh paint. Great storage in basement and walk up attic. This is a ready to move in home.

4. 2018-07-31
   soldstatus $130,050

   Show marketing remark (257 chars)

   Charming brick home on a great lot in Botetourt County. Sunroom, large deck, garage and lots of character. Recent improvements include new roof, heat pump, carpet and fresh paint. Great storage in basement and walk up attic. This is a ready to move in home.

5. 2018-05-15
   listed $129,950 257-char remark

   Show marketing remark (257 chars)

   Charming brick home on a great lot in Botetourt County. Sunroom, large deck, garage and lots of character. Recent improvements include new roof, heat pump, carpet and fresh paint. Great storage in basement and walk up attic. This is a ready to move in home.

6. 2017-01-13
   historical
7. 2016-11-01
   listed $129,950
8. 2013-09-09
   historical
9. 2013-04-22
   listed $128,950
10. 2009-07-02
    soldstatus $118,500
11. 2009-07-02
    soldstatus $118,500
12. 2009-06-01
    listed $118,500

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$313/yr (+$26/mo · 25.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,281
• − Mortgage interest: −$10,640
• − Property taxes: −$1,245
• − Insurance: −$950
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$5,526
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $1,015/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Blue Ridge

• Score: 72/100
• State rank: #200
• US rank: #6182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Ridge, VA
• County: Roanoke City · 101,625 people
• Metro: Roanoke, VA
• Population (ZIP): 28,235
• Household income: $52,973
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1360.0

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 16% Hispanic / Latino 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 11% · Canada, Vietnam, Jamaica
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 2% Vietnamese 2%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.94%
• Current HPI: 186.9007
• Rent YoY: ▲ 10.46%
• Metro: Roanoke, VA
• 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

+80.9% since first listed

14 events — show timeline

• 2026-05-29 Sold (Public Records) $214,400 Public Records
• 2026-05-29 Sold (MLS) $214,400 MLSRV
• 2026-05-04 Pending — MLSRV
• 2026-05-01 Listed $189,950 MLSRV
• 2018-07-31 Sold (Public Records) $130,050 Public Records
• 2018-07-31 Sold (MLS) $129,950 MLSRV
• 2018-05-15 Listed $129,950 MLSRV
• 2017-01-13 Listing Removed — MLSRV
• 2016-11-01 Listed $129,950 MLSRV
• 2013-09-09 Listing Removed — MLSRV
• 2013-04-22 Listed $128,950 MLSRV
• 2009-07-02 Sold (Public Records) $118,500 Public Records
• 2009-07-02 Sold (MLS) $118,500 MLSRV
• 2009-06-01 Listed $118,500 MLSRV

Property tax history

+3.2%/yr

Latest (2025): $1,245 · +0.0% YoY. Source: county tax records.