1386 Springwood Rd · Fincastle, VA 24090

$25,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 35 Days on market

Built 1983 1.00 ac lot

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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).

• Cash flow +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• 1% rule +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NOTICE OF PUBLIC AUCTION SPECIAL COMMISSIONER’S SALE OF REAL ESTATE COUNTY OF BOTETOURT, VIRGINIA List price does not reflect the final sale price. Properties are conveyed by a special warranty deed after being confirmed by the circuit court judge's approval. Listing agent makes no warranty to the condition, buildability, acreage, or what is there. All properties will be sold AS-IS, WHERE-IS, IF IS. This property is 1 of 10 being auctioned off both online and in person on the final day of June 2nd. An in-person simulcast auction will be held at The Greenfield Auditorium, Room 212, 57 S. Center Drive, Daleville, Virginia 24083, on June 2, 2026, at 12:00 PM. If you plan to bid in

Key facts

• 1 acre lot
• Built 1983
• Listed 35 days

Property features AI

Finance

• Other: Property marketed by Dudley Resources
• Financial info: Assessed at $109,100; Annual tax approximately $763.70 (tax year 2025)
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Not specified
• Home design: Single-story home; Approximately 1,000 finished square feet; Actual year built (exact year not specified)
• Construction: Aluminum siding; Block construction
• Exterior features: Lot zoned A1

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Not specified
• Interior features: Total of 5 rooms; Resale condition
• Laundry & utility: Not specified

🔨 Auction listing. The $25,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $109,927 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.5% in Fincastle — 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 71/100 on livability (#213 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, schools A-; Watch: amenities F, commute 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.
• Market conditions: 40 active listings in the ZIP; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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

• It's been on market 35 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.08% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $109,927
• List price: $25,000
• Delta: -77.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Poor Farm Rd	0.61mi	3/1.0	966 (-3%)	8mo	$205,000	$212	59

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,030
• Equity at exit: $16,391

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $18,479
• Equity at exit: $9,505

Cash invested: $30,780 (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 24090

• Home prices YoY: -13.7%
• Active inventory: 40
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $248

Break-even live

Break-even rent $868

Max offer price $109,927

Occupancy floor 74%

Sensitivity live

Price	-10% $310	-5% $279	+0% $248	+5% $217	+10% $186
Rent	-10% $155	-5% $202	+0% $248	+5% $295	+10% $342
Rate	-1.0pp $304	-0.5pp $276	base $248	+0.5pp $220	+1.0pp $191

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: $27,482
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $25,000 Pending 35 DOM
2. 2026-06-10
   days on market $25,000 Active 34 DOM
3. 2026-06-09
   days on market $25,000 Active 33 DOM
4. 2026-06-08
   days on market $25,000 Active 32 DOM
5. 2026-06-07
   days on market $25,000 Active 31 DOM
6. 2026-06-05
   days on market $25,000 Active 28 DOM
7. 2026-06-02
   days on market $25,000 Active 26 DOM
8. 2026-06-01
   days on market $25,000 Active 25 DOM
9. 2026-05-31
   days on market $25,000 Active 24 DOM
10. 2026-05-30
    days on market $25,000 Active 23 DOM
11. 2026-05-07
    listed $25,000 Active 1130-char remark

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,190
• − Mortgage interest: −$6,158
• − Property taxes: −$764
• − Insurance: −$550
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,198
• Taxable income: $1,250
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,679/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 — Fincastle

• Score: 71/100
• State rank: #213
• US rank: #6888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,612

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: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Hispanic / Latino 4% Two or more races 3% Pacific Islander 2%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -30.26%
• Current HPI: 191.3602
• 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

2 events — show timeline

• 2026-06-11 Pending — CVRMLS
• 2026-05-07 Listed $25,000 CVRMLS

Property tax history

-0.2%/yr

Latest (2025): $764 · +0.0% YoY. Source: county tax records.