1 Fox Mill Way · Lovettsville, VA 20180

$250,000

3 bd · 2.5 ba · 2,130 sqft · Townhouse public records · 36 Days on market

Built 2007 3,920 sqft lot $117/sqft · 44% below area Est $444k · 44% under $125/mo HOA · 3% of rent ↓ 18% since listing

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Why this score? — see what drove the A+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * AUCTION * * * List price is STARTING BID only. Price TBD at Live Auction on May 15, 2026, at 11:00 a. m. Eastern. * * * Property Tour: Friday, May 8, 2026, at 11:00 a. m. . SHARP. Please contact showing contact in listing for more information. PUBLIC REAL ESTATE AUCTION EVENT By Order of The Trustees: We have been entrusted to market & sell this desirable property located in a wonderful & established 55+ community. This spacious end-unit brick villa just needs a bit of cosmetic attention, and will make a tremendous home for you by BIDDING YOUR PRICE!! Live On-Site Auction w/ Live Real-Time Online Simulcast Bidding for Your Convenience!! Need a Mortgage?. .. .Just click on one of the lenders in the "Financing" menu above. Property Tour: Friday, May 8 @ 11:00am SHARP!! Please contact listing contact for more information or for private showing Solid 3 BR/2.5 BA end-unit brick villa in the 55+ active adult community of Heritage Highlands This home measures 2,130 +/- sf. of living space, and features a kitchen (all appliances convey), living room, dining room w/ electric fireplace, sitting area, screened sun porch w/ shades & ceiling fan, 300 +/- sf. attached garage. Flooring: hardwood flooring on main level (except bedroom); carpet in all bedrooms, stairs and all upper level Outside retractable window awnings; asphalt driveway; large closets & ample storage Heating: electric hot air; Cooling: electric heat pump Public water & sewer; electric water heater Internet: Comcast; Xfinity Residents at Heritage Highlands have access to a community clubhouse with a multipurpose room, providing the perfect spot for gathering and socializing with neighbors and friends. Outside, there are also walking paths, ensuring that residents always have a place to take a morning run or an evening stroll. Members of the community enjoy a low-maintenance lifestyle thanks to a homeowners’ association that takes care of community landscaping, clubhouse maintenance, and snow removal. Trash and recycling pickup is also included in the HOA fee. Located only minutes from the commuter train, 5.5 miles from Rt. 9, 10.5 miles from Purcellville, 14 miles from Leesburg, and only a short drive to Dulles Airport, NOVA & West Virginia!! Tax Map: 9A421-23; Zoned: RC (Rural Commercial Town of Lovettsville); Yearly real estate taxes: $3,770; HOA fee: $125/month; Property was built in 2007 and has brick & vinyl sided exterior; $15,000 deposit (certified check ONLY) is due immediately after confirmation of final bid, must be shown at registration and the balance due at closing within 30 days; WE GUARANTEE A FREE & CLEAR DEED Only $250,000 Starting Bid!! INTERIOR PHOTOS COMING SOON!!

Key facts

• End-unit brick villa
• Community clubhouse
• Screened sun porch

Tags

• END-UNIT BRICK VILLA
• SCREENED SUN PORCH
• COMMUNITY CLUBHOUSE
• WALKING PATHS
• HOMEOWNERS ASSOCIATION

🏷️ Possibly a rental listed for sale. The $250,000 price doesn't fit this home's estimated sale value (~$443,736) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 1.9% in Lovettsville — 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 76/100 on livability (#105 in VA, #3,260 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, cost of living F.
• Loudoun County Public School District (suburban): math 64% / reading 79% proficiency, ranked #7 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,317 units permitted in Loudoun County in 2024 (1,818 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Loudoun County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.58% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

• ARV (median comp): $443,736
• List price: $250,000
• Delta: -43.66%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Harpers Mill Way	0.18mi	3/2.5	2,119 (-0%)	3mo	$540,000	$255	88
67 Harpers Mill Way	0.18mi	2/2.5 (-1)	2,119 (-0%)	5mo	$500,000	$236	82
57 Harpers Mill Way	0.16mi	2/2.5 (-1)	2,119 (-0%)	12mo	$553,000	$261	77
69 Harpers Mill Way	0.17mi	2/2.5 (-1)	2,119 (-0%)	20mo	$470,000	$222	70
73 Harpers Mill Way	0.17mi	2/2.5 (-1)	2,119 (-0%)	23mo	$469,000	$221	67

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 4.12×
• Total profit: $218,287
• Equity at exit: $225,220

10-year hold

• IRR: 35.2%
• Equity multiple: 9.27×
• Total profit: $578,577
• Equity at exit: $485,695

Cash invested: $70,000 (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 20180

• Home prices YoY: 3.8%
• Active inventory: 62
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,950 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$293 /mo · $3,513/yr
• Insurance: −$104
• HOA: −$125
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $1,288

Break-even live

Break-even rent $2,320

Max offer price $250,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,429	-5% $1,358	+0% $1,288	+5% $1,217	+10% $1,146
Rent	-10% $976	-5% $1,132	+0% $1,288	+5% $1,444	+10% $1,600
Rate	-1.0pp $1,413	-0.5pp $1,351	base $1,288	+0.5pp $1,223	+1.0pp $1,157

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38768 Fry Farm Rd Lovettsville, VA	3.0	2.5	1860	$3,950	$2.12	44d	1	1.11mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: watersewertrashelectricinternetlandscapingsnow removal

Listing history 3 events

1. 2026-05-16
   status Pending 2773-char remark

   Show marketing remark (2773 chars)

   * * * AUCTION * * * List price is STARTING BID only. Price TBD at Live Auction on May 15, 2026, at 11:00 a. m. Eastern. * * * Property Tour: Friday, May 8, 2026, at 11:00 a. m. . SHARP. Please contact showing contact in listing for more information. PUBLIC REAL ESTATE AUCTION EVENT By Order of The Trustees: We have been entrusted to market & sell this desirable property located in a wonderful & established 55+ community. This spacious end-unit brick villa just needs a bit of cosmetic attention, and will make a tremendous home for you by BIDDING YOUR PRICE!! Live On-Site Auction w/ Live Real-Time Online Simulcast Bidding for Your Convenience!! Need a Mortgage?. .. .Just click on one of the lenders in the "Financing" menu above. Property Tour: Friday, May 8 @ 11:00am SHARP!! Please contact listing contact for more information or for private showing Solid 3 BR/2.5 BA end-unit brick villa in the 55+ active adult community of Heritage Highlands This home measures 2,130 +/- sf. of living space, and features a kitchen (all appliances convey), living room, dining room w/ electric fireplace, sitting area, screened sun porch w/ shades & ceiling fan, 300 +/- sf. attached garage. Flooring: hardwood flooring on main level (except bedroom); carpet in all bedrooms, stairs and all upper level Outside retractable window awnings; asphalt driveway; large closets & ample storage Heating: electric hot air; Cooling: electric heat pump Public water & sewer; electric water heater Internet: Comcast; Xfinity Residents at Heritage Highlands have access to a community clubhouse with a multipurpose room, providing the perfect spot for gathering and socializing with neighbors and friends. Outside, there are also walking paths, ensuring that residents always have a place to take a morning run or an evening stroll. Members of the community enjoy a low-maintenance lifestyle thanks to a homeowners’ association that takes care of community landscaping, clubhouse maintenance, and snow removal. Trash and recycling pickup is also included in the HOA fee. Located only minutes from the commuter train, 5.5 miles from Rt. 9, 10.5 miles from Purcellville, 14 miles from Leesburg, and only a short drive to Dulles Airport, NOVA & West Virginia!! Tax Map: 9A421-23; Zoned: RC (Rural Commercial Town of Lovettsville); Yearly real estate taxes: $3,770; HOA fee: $125/month; Property was built in 2007 and has brick & vinyl sided exterior; $15,000 deposit (certified check ONLY) is due immediately after confirmation of final bid, must be shown at registration and the balance due at closing within 30 days; WE GUARANTEE A FREE & CLEAR DEED Only $250,000 Starting Bid!! INTERIOR PHOTOS COMING SOON!!

2. 2026-04-10
   listed $250,000 Active 2773-char remark

   Show marketing remark (2773 chars)

   * * * AUCTION * * * List price is STARTING BID only. Price TBD at Live Auction on May 15, 2026, at 11:00 a. m. Eastern. * * * Property Tour: Friday, May 8, 2026, at 11:00 a. m. . SHARP. Please contact showing contact in listing for more information. PUBLIC REAL ESTATE AUCTION EVENT By Order of The Trustees: We have been entrusted to market & sell this desirable property located in a wonderful & established 55+ community. This spacious end-unit brick villa just needs a bit of cosmetic attention, and will make a tremendous home for you by BIDDING YOUR PRICE!! Live On-Site Auction w/ Live Real-Time Online Simulcast Bidding for Your Convenience!! Need a Mortgage?. .. .Just click on one of the lenders in the "Financing" menu above. Property Tour: Friday, May 8 @ 11:00am SHARP!! Please contact listing contact for more information or for private showing Solid 3 BR/2.5 BA end-unit brick villa in the 55+ active adult community of Heritage Highlands This home measures 2,130 +/- sf. of living space, and features a kitchen (all appliances convey), living room, dining room w/ electric fireplace, sitting area, screened sun porch w/ shades & ceiling fan, 300 +/- sf. attached garage. Flooring: hardwood flooring on main level (except bedroom); carpet in all bedrooms, stairs and all upper level Outside retractable window awnings; asphalt driveway; large closets & ample storage Heating: electric hot air; Cooling: electric heat pump Public water & sewer; electric water heater Internet: Comcast; Xfinity Residents at Heritage Highlands have access to a community clubhouse with a multipurpose room, providing the perfect spot for gathering and socializing with neighbors and friends. Outside, there are also walking paths, ensuring that residents always have a place to take a morning run or an evening stroll. Members of the community enjoy a low-maintenance lifestyle thanks to a homeowners’ association that takes care of community landscaping, clubhouse maintenance, and snow removal. Trash and recycling pickup is also included in the HOA fee. Located only minutes from the commuter train, 5.5 miles from Rt. 9, 10.5 miles from Purcellville, 14 miles from Leesburg, and only a short drive to Dulles Airport, NOVA & West Virginia!! Tax Map: 9A421-23; Zoned: RC (Rural Commercial Town of Lovettsville); Yearly real estate taxes: $3,770; HOA fee: $125/month; Property was built in 2007 and has brick & vinyl sided exterior; $15,000 deposit (certified check ONLY) is due immediately after confirmation of final bid, must be shown at registration and the balance due at closing within 30 days; WE GUARANTEE A FREE & CLEAR DEED Only $250,000 Starting Bid!! INTERIOR PHOTOS COMING SOON!!

3. 2016-08-02
   soldstatus $305,000

ⓘ 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: $3,513 · $293/mo
• Projected year-2 tax: $3,513 · $293/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $47,400
• − Mortgage interest: −$14,004
• − Property taxes: −$3,513
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,792
• − Management: −$3,792
• − HOA: −$1,500
• − Depreciation: −$7,273
• Taxable income: $12,277
• Est. tax owed @ 24.0%: −$2,946
• After-tax cash flow: $12,504/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: Loudoun County Public School District
• NCES district ID: 5102250
• Math proficiency: 64% ▼ -22.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $121,927
• Composite: 67.43/100
• National rank: #379
• State rank: #7 of 131 in VA

Livability — Lovettsville

• Score: 76/100
• State rank: #105
• US rank: #3260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovettsville, VA
• City population: 7,791
• Population (ZIP): 7,791

Population outlook (Loudoun County) Hauer SSP2

• Today (2025): 503,590 people
• By 2030: 568,852 · +13.0%
• By 2040: 701,480 · +39.3%
• By 2050: 828,841 · +64.6%
• By 2075: 1,105,645 · +119.6%
• By 2100: 1,265,472 · +151.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 7% Romanian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Loudoun

• 2024 margin: D (+16.3) · D 56.6% · R 40.4% · Other 3.0%
• 2008→2024 swing: +8.0pp toward D · 2008: 8.2pp · 2024: 16.3pp
• All cycles: 2024: D+16.3 2020: D+25.0 2016: D+16.8 2012: D+4.5 2008: D+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.48%
• Current HPI: 312.1538
• 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

-18.0% since first listed

3 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-04-10 Listed $250,000 BRIGHT MLS
• 2016-08-02 Sold (Public Records) $305,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,513 · -4.4% YoY. Source: county tax records.