35937 Clover Ter · Round Hill, VA 20141

$475,000

4 bd · 2.5 ba · 1,760 sqft · Townhouse public records · 5 Days on market

Built 2001 1,742 sqft lot $270/sqft · at area comps Est $455k · at est. $140/mo HOA · 4% of rent

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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).

• Cash flow +11.9/30.0
• Schools +6.7/10.0
• ARV discount +5.5/15.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 4-bedroom, 2 full and 2 half bath, 1 car garage townhome in the desirable Round Hill community! Featuring a bright open-concept living room and kitchen, this home is perfect for both everyday living and entertaining. The kitchen is highlighted by granite countertops an stainless steel appliances and flows seamlessly into the main living space. Enjoy outdoor living on the brand-new composite deck (2024), with a playground conveniently located just across the street—ideal for gatherings and everyday enjoyment. Additional features include a 1-car garage, newer HVAC (8 years), and a roof approximately 6 years old. Located in the sought-after Loudoun County Public

Key facts

• Granite countertops
• Composite deck
• Newer hvac

Tags

• OPEN-CONCEPT LIVING ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COMPOSITE DECK
• NEWER HVAC
• ROOF APPROXIMATELY 6 YEARS OLD

Property features AI

Finance

• Other: Property manager present
• HOA & community: Monthly HOA fee of $140; HOA covers snow removal, trash, management and common area maintenance; Community amenities include a lake, common grounds, bike trail and tot lots/playground; Road responsibility is handled by the HOA

Exterior

• Parking: Attached garage with front entry and garage door opener (built-in); On-street parking; One garage parking space total
• Utilities: Public water; Public sewer; Cable TV available; Municipal trash not provided
• Home design: Interior townhouse/rowhouse; Built or effectively updated in 2014; Fee simple ownership; Property in very good condition; Not in a federal flood zone
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Finished below-grade living area (fully finished basement with front, rear and outside entrances)
• Exterior features: Deck(s); Patio(s); Sidewalks; Wood rear fencing; Backs to open common area

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range/oven; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level (entry level)
• Flooring: Wood flooring; Carpet
• Bathrooms: Two full bathrooms; Two half bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Country-style eat-in kitchen; Combination dining and living area; Open floor plan; Upgraded countertops; Master bathroom; Window treatments; Dining area; Family room off kitchen; Walk-in closets; Stall shower; Tub/shower; Recessed lighting; Ceiling fans; Sliding glass and six-panel doors; Drywall with high ceilings
• Laundry & utility: Washer and dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $475k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $454k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $382k (19.6% below list).
• Recommended offer: $382k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.3% in Round Hill — 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 (#107 in VA, #3,294 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, 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.
• Zoned schools: Round Hill Elementary (math 77% / reading 77%, grade A, #171 of 1,108 statewide, top 17%, 586 students, 12% FRL); Harmony Middle (math 50% / reading 77%, grade B+, #128 of 342 statewide, top 39%, 1,083 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; high-income renter base; 3,317 units permitted in Loudoun County in 2024 (1,818 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Loudoun County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $381,734 (19.6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $454,807
• List price: $475,000
• Delta: 4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35937 Clover Ter	0.00mi	4/3.0	1,760 (0%)	1mo	$485,000	$276	97
17365 Avion Sq	0.09mi	3/3.0 (-1)	1,760 (0%)	9mo	$470,000	$267	81
17363 Avion Sq	0.09mi	4/3.0	1,675 (-5%)	8mo	$474,900	$284	79
35930 Clover Ter	0.03mi	4/3.0	1,860 (+6%)	14mo	$480,000	$258	75
17372 Legacy Ter	0.11mi	4/3.0	1,954 (+11%)	0mo	$490,000	$251	74
35869 Devon Park Sq	0.15mi	4/3.0	1,860 (+6%)	13mo	$495,000	$266	71
35898 Clover Ter	0.10mi	4/3.5	1,940 (+10%)	5mo	$485,500	$250	70
17518 Bristol Ter	0.29mi	4/3.0	1,860 (+6%)	10mo	$438,000	$235	67
35904 Clover Ter	0.09mi	4/3.0	1,960 (+11%)	14mo	$484,900	$247	63
17337 Legacy Ter	0.15mi	4/3.5	2,019 (+15%)	2mo	$540,000	$267	63
17511 Bristol Ter	0.30mi	4/3.0	1,860 (+6%)	15mo	$485,000	$261	62
35871 Devon Park Sq	0.15mi	4/3.0	1,970 (+12%)	12mo	$495,000	$251	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-84,642
• Equity at exit: $70,824

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-83,674
• Equity at exit: $41,069

Cash invested: $133,000 (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 20141

• Home prices YoY: -10.1%
• Active inventory: 35
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,817 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$307 /mo · $3,681/yr
• Insurance: −$198
• HOA: −$140
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $-120

Break-even live

Break-even rent $3,969

Max offer price $453,812

Occupancy floor 98%

Sensitivity live

Price	-10% $149	-5% $15	+0% $-120	+5% $-254	+10% $-389
Rent	-10% $-422	-5% $-271	+0% $-120	+5% $31	+10% $182
Rate	-1.0pp $119	-0.5pp $1	base $-120	+0.5pp $-243	+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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 18 events

1. 2026-05-05
   historical Active Under Contract 1091-char remark
2. 2026-04-30
   listed $475,000 Active 1091-char remark
3. 2014-09-18
   historical Temporarily Off-Market
4. 2014-09-17
   historical
5. 2014-09-14
   status Active
6. 2014-09-08
   status Contingent (No Kick Out)
7. 2014-08-16
   price
8. 2014-07-24
   status Active
9. 2014-07-17
   status Contingent (No Kick Out)
10. 2014-07-10
    listed Active
11. 2014-07-10
    listed $269,900
12. 2009-10-23
    soldstatus $220,000
13. 2009-10-22
    soldstatus $220,000
14. 2009-10-22
    soldstatus $220,000 Sold
15. 2009-10-08
    historical
16. 2009-10-01
    historical
17. 2009-09-23
    listed $199,900 Active
18. 2009-09-23
    listed $199,900

ⓘ 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: $3,681 · $307/mo
• Projected year-2 tax: $3,895 · $325/mo
• Expected delta: +$214/yr (+$18/mo · 5.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $45,808
• − Mortgage interest: −$26,607
• − Property taxes: −$3,681
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,665
• − Management: −$3,665
• − HOA: −$1,680
• − Depreciation: −$13,818
• Taxable loss: −$9,683
• Est. tax savings @ 24.0%: +$2,324
• After-tax cash flow: $885/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 — Round Hill

• Score: 76/100
• State rank: #107
• US rank: #3294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Loudoun County · 393,062 people
• City population: 8,359
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 8,359
• Household income: $210,563
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 7.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Serbian 3%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 88% English-only · Other Asian/Pacific 3% Spanish 3% Other Indo-European 2%

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: ▼ -35.51%
• Current HPI: 314.9007
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+142.6% since first listed

20 events — show timeline

• 2026-06-01 Sold (MLS) $485,000 BRIGHT MLS
• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-05 Contingent — BRIGHT MLS
• 2026-04-30 Listed $475,000 BRIGHT MLS
• 2014-09-18 Delisted — MRIS
• 2014-09-17 Listing Removed — BRIGHT MLS
• 2014-09-14 Relisted — MRIS
• 2014-09-08 Pending — MRIS
• 2014-08-16 Price Changed — MRIS
• 2014-07-24 Relisted — MRIS
• 2014-07-17 Pending — MRIS
• 2014-07-10 Listed — MRIS
• 2014-07-10 Listed $269,900 BRIGHT MLS
• 2009-10-23 Sold (Public Records) $220,000 Public Records
• 2009-10-22 Sold (MLS) $220,000 MRIS
• 2009-10-22 Sold (MLS) $220,000 BRIGHT MLS
• 2009-10-08 Delisted — MRIS
• 2009-10-01 Listing Removed — BRIGHT MLS
• 2009-09-23 Listed $199,900 MRIS
• 2009-09-23 Listed $199,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2025): $3,681 · +3.2% YoY. Source: county tax records.