139 Maple Ave · Basye, VA 22842

$349,998

3 bd · 2.5 ba · 1,740 sqft · SingleFamily public records · 13 Days on market

Built 2007 0.30 ac lot Est $379k · 8% under $64/mo HOA · 3% 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).

• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks

"My Getaway" Located just minutes from Bryce Resort, this spacious 3-bedroom, 2.5-bath home offers 2,706 square feet of comfortable living space along with a layout designed for both everyday living and entertaining. One of the standout features is the unique setup with a front-loading 2-car garage in addition to a separate rear driveway and parking area, providing plenty of room for guests and easy access. Outside, you'll also find inviting level areas in the backyard along with a firepit area perfect for gathering with family and friends. Inside, vaulted ceilings create an airy feel throughout the main living and dining area, complemented by an open-concept kitchen and cozy gas

Key facts

• 0.3 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Fee simple ownership; Property managed by a property manager; Pets allowed (cats and dogs)
• HOA & community: Annual HOA fee (includes snow removal, trash, road maintenance); HOA offers pool membership availability and golf course membership availability

Exterior

• Parking: Attached front-entry 2-car garage; Gravel driveway with room for about 6 cars (total 8 parking spaces)
• Utilities: Public water; Public sewer; Propane hot water; Fiber optic internet; Electric service
• Home design: Detached property; Building not winterized
• Construction: Vinyl siding; Block foundation; Shingle roof; Insulated windows; Built in (year source: assessor)
• Exterior features: Porch(es); Flood lights; Backs to trees; Community pool

Interior

• Kitchen: Stove; Refrigerator; Dishwasher; Microwave
• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level
• Flooring: Hardwood; Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (90% forced air); Propane (leased) and electric heating fuel; Central air conditioning; Heat pump(s)
• Interior features: Ceiling fans; Dining area; Insulated doors; Drywall walls and ceilings
• Laundry & utility: Washer and dryer; Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (38.0% below list).
• Recommended offer: $217k (38.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.2% in Basye — 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 66/100 on livability (#319 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Shenandoah County Public School District (town): math 46% / reading 58% proficiency, ranked #91 of 131 in VA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 224 units permitted in Shenandoah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Shenandoah County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; list at $350k implies a 79% gain — meaningful room to come down on a strong offer.

Recommended offer $216,825 (38.0% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.62% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $379,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8650 Supinlick Ridge Rd	0.04mi	3/2.0	1,560 (-10%)	6mo	$375,000	$240	74
100 Maple Ave	0.04mi	3/2.5	1,867 (+7%)	15mo	$400,000	$214	74
875 Willow Ln	0.21mi	4/2.0 (+1)	1,920 (+10%)	2mo	$437,175	$228	64
125 Crab Apple Rd	0.27mi	3/2.0	1,570 (-10%)	6mo	$475,000	$303	64
4 Mulberry Ln	0.48mi	4/2.0 (+1)	1,768 (+2%)	14mo	$278,000	$157	57
1039 Quail Rd	0.50mi	3/2.0	1,646 (-5%)	12mo	$300,500	$183	56
6 Beaver Rd	0.33mi	3/2.5	1,920 (+10%)	16mo	$500,000	$260	55
1355 Greenview Dr	0.59mi	3/2.5	1,536 (-12%)	1mo	$525,000	$342	52
308 Mallard Dr	0.21mi	4/3.0 (+1)	1,952 (+12%)	15mo	$350,000	$179	50
185 Pin Oak Ln	0.33mi	3/2.5	1,492 (-14%)	15mo	$325,000	$218	49
12 Alder Ct	0.19mi	4/3.0 (+1)	1,968 (+13%)	17mo	$215,000	$109	48
739 Quail Rd	0.39mi	3/2.0	1,512 (-13%)	16mo	$320,000	$212	45

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $159,330
• Equity at exit: $315,306

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $493,528
• Equity at exit: $679,969

Cash invested: $97,999 (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 22842

• Home prices YoY: 13.7%
• Active inventory: 53
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,168 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$146
• HOA: −$64
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-490

Break-even live

Break-even rent $2,788

Max offer price $263,495

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-391	+0% $-490	+5% $-589	+10% $-688
Rent	-10% $-661	-5% $-575	+0% $-490	+5% $-404	+10% $-318
Rate	-1.0pp $-313	-0.5pp $-401	base $-490	+0.5pp $-580	+1.0pp $-673

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 Willow Ln Mount Jackson, VA	3.0	2.5	2128	$2,000	$0.94	25d	1	0.10mi
602 Sycamore Rd Mount Jackson, VA	4.0	2.0	1777	$2,849	$1.60	19d	1	0.17mi
32 Cherry St Mount Jackson, VA	4.0	2.0	1248	$1,700	$1.36	44d	1	0.19mi
8148 Supinlick Ridge Rd Unit A Mt Jackson, VA	3.0	2.0	1260	$1,600	$1.27	20d	1	0.51mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-18
   days on market $349,998 Active 13 DOM
2. 2026-06-17
   days on market $349,998 Active 12 DOM
3. 2026-06-16
   days on market $349,998 Active 11 DOM
4. 2026-06-15
   days on market $349,998 Active 10 DOM
5. 2026-06-13
   days on market $349,998 Active 8 DOM
6. 2026-06-13
   days on market $349,998 Active 7 DOM
7. 2026-06-09
   days on market $349,998 Active 4 DOM
8. 2026-06-08
   days on market $349,998 Active 3 DOM
9. 2026-06-07
   statusdays on market $349,998 Active 2 DOM
10. 2026-06-04
    days on market $349,998 Coming Soon 7 DOM
11. 2026-06-03
    days on market $349,998 Coming Soon 6 DOM
12. 2026-06-02
    days on market $349,998 Coming Soon 5 DOM
13. 2026-06-01
    days on market $349,998 Coming Soon 4 DOM
14. 2026-05-31
    days on market $349,998 Coming Soon 3 DOM
15. 2026-05-29
    historical $349,998
16. 2026-01-30
    historical
17. 2025-07-17
    listed $370,000 Active
18. 2025-07-17
    listed $370,000 Active
19. 2020-05-01
    soldstatus $195,000
20. 2020-04-30
    soldstatus $195,000 Closed
21. 2020-04-08
    status Pending
22. 2020-03-26
    historical Active Under Contract
23. 2019-12-15
    price $199,900
24. 2019-11-14
    listed $219,000 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: $1,888 · $157/mo
• Projected year-2 tax: $2,870 · $239/mo
• Expected delta: +$982/yr (+$82/mo · 52.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 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: $26,019
• − Mortgage interest: −$19,605
• − Property taxes: −$1,888
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − HOA: −$768
• − Depreciation: −$10,182
• Taxable loss: −$12,337
• Est. tax savings @ 24.0%: +$2,961
• After-tax cash flow: $-2,915/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: Shenandoah County Public School District
• NCES district ID: 5103510
• Math proficiency: 46% ▼ -30.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $50,207
• Composite: 44.42/100
• National rank: #2811
• State rank: #91 of 131 in VA

Livability — Basye

• Score: 66/100
• State rank: #319
• US rank: #11652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Basye, VA
• Population (ZIP): 5,763

Population outlook (Shenandoah County) Hauer SSP2

• Today (2025): 44,891 people
• By 2030: 45,630 · +1.6%
• By 2040: 46,708 · +4.0%
• By 2050: 47,072 · +4.9%
• By 2075: 47,418 · +5.6%
• By 2100: 43,707 · -2.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Serbian 1% Portuguese 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 12% Russian/Polish/Slavic 1%

Political lean MEDSL · Shenandoah

• 2024 margin: Solid R (+42.2) · D 28.4% · R 70.6% · Other 1.0%
• 2008→2024 swing: -15.8pp toward R · 2008: -26.5pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.6 2016: R+43.3 2012: R+31.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.64%
• Current HPI: 353.3603
• 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

+59.8% since first listed

10 events — show timeline

• 2026-05-29 Coming Soon $349,998 BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-07-17 Listed $370,000 BRIGHT MLS
• 2025-07-17 Listed $370,000 HRAR
• 2020-05-01 Sold (Public Records) $195,000 Public Records
• 2020-04-30 Sold (MLS) $195,000 BRIGHT MLS
• 2020-04-08 Pending — BRIGHT MLS
• 2020-03-26 Contingent — BRIGHT MLS
• 2019-12-15 Price Changed $199,900 BRIGHT MLS
• 2019-11-14 Listed $219,000 BRIGHT MLS

Property tax history

+3.3%/yr

Latest (2025): $1,888 · +0.0% YoY. Source: county tax records.