1313 Pendleton Ln · Strasburg, VA 22657

$299,900

3 bd · 2.5 ba · 1,240 sqft · Townhouse public records · 28 Days on market

Built 2005 2,396 sqft lot $242/sqft · 54% above area Est $290k · at est. $60/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +5.9/15.0
• Schools +4.4/10.0
• Appreciation +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Ready to make a home * truly * your own? This Colonial-style townhouse in Hupps Ridge is full of potential and personality, just waiting for your personal touch. With 3 bedrooms, 3.5 bathrooms, and 1,840 sq. ft. of living space, you’ve got the perfect canvas to create something uniquely yours. The layout is already there—now it’s your turn to bring the style. The kitchen comes equipped with stainless steel appliances (gas range, dishwasher, and refrigerator) and is ready for whatever vibe you envision, from modern refresh to cozy chic. The sunny living area features a gas fireplace and could easily become your favorite hangout spot with a little creativity. Downstairs, the fully finished walk out basement gives you bonus space to play with—think home gym, movie lounge, gaming setup, or work-from-home zone along with a new full bathroom. Step outside and unwind with a backdrop that feels like a mini escape from the daily grind. Plus, you’ve got assigned parking for two vehicles to keep things easy. If you’ve been scrolling for something that doesn’t look exactly like every other listing, this is your chance. Add your style, build some equity, and create a space that actually feels like * you * . Updates include: New Roof - 2025, New Washer/Dryer March 2026, Full bath on lower level, was converted to a full bathroom from a half bathroom.

Key facts

• $60 HOA
• 2 parking spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (33.3% below list).
• Recommended offer: $200k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.3% in Strasburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#175 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: 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.
• Zoned schools: Sandy Hook Elementary (math 60% / reading 57%, grade B-, #576 of 1,108 statewide, top 52%, 837 students, 74% FRL); Signal Knob Middle (math 43% / reading 57%, grade C, #231 of 342 statewide, top 69%, 417 students, 73% FRL); Strasburg High (math 43% / reading 65%, grade C-, #288 of 319 statewide, top 90%, 573 students, 73% FRL) — zoned schools average 73% FRL vs 37% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Shenandoah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Shenandoah County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y 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.
• Current owner paid $237k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $199,900 (33.3% 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 B-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: 0.67% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 12.5

CMA / ARV

• ARV (median comp): $289,890
• List price: $299,900
• Delta: 3.45%
• 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
185-H6 Hailey Ln	0.57mi	2/2.0 (-1)	1,195 (-4%)	4mo	$196,000	$164	56
165-G1 Hailey Ln	0.59mi	2/2.0 (-1)	1,195 (-4%)	4mo	$208,500	$174	56
65 Hailey Ln Unit B6	0.67mi	2/2.0 (-1)	1,195 (-4%)	2mo	$200,000	$167	54
165-G5 Hailey Ln Unit G-5	0.59mi	2/2.0 (-1)	1,195 (-4%)	8mo	$227,500	$190	53
125-E6 Hailey Ln	0.62mi	2/2.0 (-1)	1,195 (-4%)	8mo	$195,000	$163	51
225-J10 Brandy Ct	0.54mi	2/2.0 (-1)	1,195 (-4%)	14mo	$180,000	$151	50
145-F-7 Hailey Ln	0.61mi	2/2.0 (-1)	1,195 (-4%)	11mo	$188,500	$158	49
165 Hailey Ln Unit G-6	0.59mi	2/2.0 (-1)	1,195 (-4%)	15mo	$185,000	$155	47
65-B8 Hailey Ln	0.67mi	2/2.0 (-1)	1,195 (-4%)	11mo	$182,000	$152	47
85-C12 Hailey Ln	0.66mi	2/2.0 (-1)	1,195 (-4%)	13mo	$195,000	$163	46
105-D10 Hailey Ln	0.64mi	2/2.0 (-1)	1,195 (-4%)	15mo	$185,500	$155	44
15-B1 Deaken Cir	0.75mi	2/2.0 (-1)	1,400 (+13%)	9mo	$250,000	$179	29

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

Projected returns pro-forma

-2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.28×
• Total profit: $-60,042
• Equity at exit: $51,712

10-year hold

• IRR: -12.7%
• Equity multiple: 0.17×
• Total profit: $-70,046
• Equity at exit: $38,109

Cash invested: $83,972 (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 22657

• Home prices YoY: -0.7%
• Active inventory: 58
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$125
• HOA: −$60
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-281

Break-even live

Break-even rent $2,355

Max offer price $250,191

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-197	+0% $-281	+5% $-366	+10% $-451
Rent	-10% $-439	-5% $-360	+0% $-281	+5% $-202	+10% $-123
Rate	-1.0pp $-130	-0.5pp $-205	base $-281	+0.5pp $-359	+1.0pp $-438

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
389 Thompson St Strasburg, VA	3.0	1.0	900	$1,999	$2.22	26d	1	0.21mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gasgymparking

Listing history 44 events

1. 2026-06-04
   status $299,900 Pending 28 DOM
2. 2026-06-03
   days on market $299,900 Active 28 DOM
3. 2026-06-02
   days on market $299,900 Active 27 DOM
4. 2026-06-01
   days on market $299,900 Active 26 DOM
5. 2026-05-31
   days on market $299,900 Active 25 DOM
6. 2026-05-14
   status Active 1402-char remark

   Show marketing remark (1402 chars)

   Ready to make a home * truly * your own? This Colonial-style townhouse in Hupps Ridge is full of potential and personality, just waiting for your personal touch. With 3 bedrooms, 3.5 bathrooms, and 1,840 sq. ft. of living space, you’ve got the perfect canvas to create something uniquely yours. The layout is already there—now it’s your turn to bring the style. The kitchen comes equipped with stainless steel appliances (gas range, dishwasher, and refrigerator) and is ready for whatever vibe you envision, from modern refresh to cozy chic. The sunny living area features a gas fireplace and could easily become your favorite hangout spot with a little creativity. Downstairs, the fully finished walk out basement gives you bonus space to play with—think home gym, movie lounge, gaming setup, or work-from-home zone along with a new full bathroom. Step outside and unwind with a backdrop that feels like a mini escape from the daily grind. Plus, you’ve got assigned parking for two vehicles to keep things easy. If you’ve been scrolling for something that doesn’t look exactly like every other listing, this is your chance. Add your style, build some equity, and create a space that actually feels like * you * . Updates include: New Roof - 2025, New Washer/Dryer March 2026, Full bath on lower level, was converted to a full bathroom from a half bathroom.

7. 2026-04-15
   historical Active Under Contract 1402-char remark

   Show marketing remark (1402 chars)

   Ready to make a home * truly * your own? This Colonial-style townhouse in Hupps Ridge is full of potential and personality, just waiting for your personal touch. With 3 bedrooms, 3.5 bathrooms, and 1,840 sq. ft. of living space, you’ve got the perfect canvas to create something uniquely yours. The layout is already there—now it’s your turn to bring the style. The kitchen comes equipped with stainless steel appliances (gas range, dishwasher, and refrigerator) and is ready for whatever vibe you envision, from modern refresh to cozy chic. The sunny living area features a gas fireplace and could easily become your favorite hangout spot with a little creativity. Downstairs, the fully finished walk out basement gives you bonus space to play with—think home gym, movie lounge, gaming setup, or work-from-home zone along with a new full bathroom. Step outside and unwind with a backdrop that feels like a mini escape from the daily grind. Plus, you’ve got assigned parking for two vehicles to keep things easy. If you’ve been scrolling for something that doesn’t look exactly like every other listing, this is your chance. Add your style, build some equity, and create a space that actually feels like * you * . Updates include: New Roof - 2025, New Washer/Dryer March 2026, Full bath on lower level, was converted to a full bathroom from a half bathroom.

8. 2026-04-08
   listed $310,000 Active 1402-char remark

   Show marketing remark (1402 chars)

   Ready to make a home * truly * your own? This Colonial-style townhouse in Hupps Ridge is full of potential and personality, just waiting for your personal touch. With 3 bedrooms, 3.5 bathrooms, and 1,840 sq. ft. of living space, you’ve got the perfect canvas to create something uniquely yours. The layout is already there—now it’s your turn to bring the style. The kitchen comes equipped with stainless steel appliances (gas range, dishwasher, and refrigerator) and is ready for whatever vibe you envision, from modern refresh to cozy chic. The sunny living area features a gas fireplace and could easily become your favorite hangout spot with a little creativity. Downstairs, the fully finished walk out basement gives you bonus space to play with—think home gym, movie lounge, gaming setup, or work-from-home zone along with a new full bathroom. Step outside and unwind with a backdrop that feels like a mini escape from the daily grind. Plus, you’ve got assigned parking for two vehicles to keep things easy. If you’ve been scrolling for something that doesn’t look exactly like every other listing, this is your chance. Add your style, build some equity, and create a space that actually feels like * you * . Updates include: New Roof - 2025, New Washer/Dryer March 2026, Full bath on lower level, was converted to a full bathroom from a half bathroom.

9. 2026-04-06
   historical $310,000 1402-char remark

   Show marketing remark (1402 chars)

   Ready to make a home * truly * your own? This Colonial-style townhouse in Hupps Ridge is full of potential and personality, just waiting for your personal touch. With 3 bedrooms, 3.5 bathrooms, and 1,840 sq. ft. of living space, you’ve got the perfect canvas to create something uniquely yours. The layout is already there—now it’s your turn to bring the style. The kitchen comes equipped with stainless steel appliances (gas range, dishwasher, and refrigerator) and is ready for whatever vibe you envision, from modern refresh to cozy chic. The sunny living area features a gas fireplace and could easily become your favorite hangout spot with a little creativity. Downstairs, the fully finished walk out basement gives you bonus space to play with—think home gym, movie lounge, gaming setup, or work-from-home zone along with a new full bathroom. Step outside and unwind with a backdrop that feels like a mini escape from the daily grind. Plus, you’ve got assigned parking for two vehicles to keep things easy. If you’ve been scrolling for something that doesn’t look exactly like every other listing, this is your chance. Add your style, build some equity, and create a space that actually feels like * you * . Updates include: New Roof - 2025, New Washer/Dryer March 2026, Full bath on lower level, was converted to a full bathroom from a half bathroom.

10. 2022-08-19
    soldstatus $237,000 Closed 276-char remark

    Show marketing remark (276 chars)

    Great Location! Convenient neighborhood minutes from I-81 on ramps and downtown Strasburg ammenities! Located in the heart of the Shenandoah Valley with access to hiking trails in the Blue Ridge Mountains, boating and swimming in the Shenandoah River North Fork and much more!

11. 2022-08-15
    soldstatus $242,000
12. 2022-07-22
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Great Location! Convenient neighborhood minutes from I-81 on ramps and downtown Strasburg ammenities! Located in the heart of the Shenandoah Valley with access to hiking trails in the Blue Ridge Mountains, boating and swimming in the Shenandoah River North Fork and much more!

13. 2022-07-19
    listed $239,900 Active 276-char remark

    Show marketing remark (276 chars)

    Great Location! Convenient neighborhood minutes from I-81 on ramps and downtown Strasburg ammenities! Located in the heart of the Shenandoah Valley with access to hiking trails in the Blue Ridge Mountains, boating and swimming in the Shenandoah River North Fork and much more!

14. 2018-11-06
    soldstatus $169,000
15. 2018-11-02
    soldstatus $169,000 Closed
16. 2018-10-05
    historical Active Under Contract
17. 2018-08-21
    price $178,900
18. 2018-07-01
    price $180,000
19. 2018-06-08
    listed $187,500 Active
20. 2016-11-10
    historical
21. 2016-11-08
    soldstatus $154,900
22. 2016-11-08
    soldstatus $154,900 Sold
23. 2016-09-25
    status Contingent (No Kick Out)
24. 2016-09-23
    listed $154,900 Active
25. 2016-09-23
    listed $154,900
26. 2013-04-26
    soldstatus $129,900 Sold
27. 2013-04-26
    soldstatus $129,900
28. 2013-04-26
    soldstatus $129,900
29. 2013-04-26
    soldstatus $129,900
30. 2013-03-09
    status Contingent (No Kick Out)
31. 2013-03-08
    historical
32. 2013-02-28
    listed $129,900 Active
33. 2013-02-27
    listed $129,900
34. 2013-01-04
    historical
35. 2013-01-03
    historical
36. 2012-10-26
    status Contingent (No Kick Out)
37. 2012-10-20
    listed Active
38. 2012-10-19
    listed $129,900
39. 2008-11-21
    historical
40. 2008-07-07
    historical
41. 2008-06-26
    listed
42. 2008-03-28
    listed
43. 2008-01-01
    historical
44. 2007-05-14
    listed

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$1,224/yr (+$102/mo · 99.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 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: $23,988
• − Mortgage interest: −$16,799
• − Property taxes: −$1,235
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$720
• − Depreciation: −$8,724
• Taxable loss: −$8,828
• Est. tax savings @ 24.0%: +$2,119
• After-tax cash flow: $-1,258/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 — Strasburg

• Score: 73/100
• State rank: #175
• US rank: #5404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strasburg, VA
• Population (ZIP): 12,047

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -2.48%
• Current HPI: 368.0984
• 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

+138.6% since first listed

39 events — show timeline

• 2026-05-14 Relisted — BRIGHT MLS
• 2026-04-15 Contingent — BRIGHT MLS
• 2026-04-08 Listed $310,000 BRIGHT MLS
• 2026-04-06 Coming Soon $310,000 BRIGHT MLS
• 2022-08-19 Sold (MLS) $237,000 BRIGHT MLS
• 2022-08-15 Sold (Public Records) $242,000 Public Records
• 2022-07-22 Pending — BRIGHT MLS
• 2022-07-19 Listed $239,900 BRIGHT MLS
• 2018-11-06 Sold (Public Records) $169,000 Public Records
• 2018-11-02 Sold (MLS) $169,000 BRIGHT MLS
• 2018-10-05 Contingent — BRIGHT MLS
• 2018-08-21 Price Changed $178,900 BRIGHT MLS
• 2018-07-01 Price Changed $180,000 BRIGHT MLS
• 2018-06-08 Listed $187,500 BRIGHT MLS
• 2016-11-10 Listing Removed — BRIGHT MLS
• 2016-11-08 Sold (MLS) $154,900 MRIS
• 2016-11-08 Sold (MLS) $154,900 BRIGHT MLS
• 2016-09-25 Pending — MRIS
• 2016-09-23 Listed $154,900 MRIS
• 2016-09-23 Listed $154,900 BRIGHT MLS
• 2013-04-26 Sold (Public Records) $129,900 Public Records
• 2013-04-26 Sold (Public Records) $129,900 Public Records
• 2013-04-26 Sold (MLS) $129,900 BRIGHT MLS
• 2013-04-26 Sold (MLS) $129,900 MRIS
• 2013-03-09 Pending — MRIS
• 2013-03-08 Listing Removed — BRIGHT MLS
• 2013-02-28 Listed $129,900 MRIS
• 2013-02-27 Listed $129,900 BRIGHT MLS
• 2013-01-04 Listing Removed — BRIGHT MLS
• 2013-01-03 Delisted — MRIS
• 2012-10-26 Pending — MRIS
• 2012-10-20 Listed — MRIS
• 2012-10-19 Listed $129,900 BRIGHT MLS
• 2008-11-21 Delisted — MRIS
• 2008-07-07 Delisted — MRIS
• 2008-06-26 Listed — MRIS
• 2008-03-28 Listed — MRIS
• 2008-01-01 Delisted — MRIS
• 2007-05-14 Listed — MRIS

Property tax history

+5.7%/yr

Latest (2025): $1,235 · +0.0% YoY. Source: county tax records.