353 Clarks Hill Ln · Schuyler, VA 22969

$139,900

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 189 Days on market

Built 1958 0.50 ac lot $87/sqft · 29% below area Est $197k · 29% under ↓ 24% since listing

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Schools +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 353 Clarks Hill Lane in Schuyler, VA—a 2-bedroom, 1-bathroom rancher situated on 0.50 acres and offering approximately 1,600 sq. ft. of living space. This property is being sold as-is, where-is, with no repairs, inspections, or warranties provided by the seller. The local water authority has confirmed public water service to the home, but sewer is not public; the buyer should assume a private septic system and is fully responsible for verifying all utility information, including the presence, condition, and functionality of any private waste system. Buyer is responsible for all due diligence. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate or build equity in a rural setting. All information is deemed reliable but not guaranteed.

Key facts

• 0.5 acre lot
• Built 1958
• Listed 188 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#530 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Nelson County Public School District (rural): math 42% / reading 62% proficiency, ranked #92 of 131 in VA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 66 units permitted in Nelson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nelson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $197,314
• List price: $139,900
• Delta: -29.10%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6975 Rockfish River Rd	0.29mi	2/2.0 (-1)	1,516 (-5%)	21mo	$190,000	$125	52
2239 Salem Rd	0.67mi	3/2.0	1,608 (+0%)	15mo	$275,000	$171	51

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,364
• Equity at exit: $20,860

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $15,346
• Equity at exit: $12,096

Cash invested: $39,172 (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 22969

• Home prices YoY: -8.1%
• Active inventory: 26
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $257

Break-even live

Break-even rent $1,100

Max offer price $139,900

Occupancy floor 77%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $139,900 Active 189 DOM
2. 2026-06-17
   price $139,900 Active 188 DOM
3. 2026-06-17
   days on market $149,000 Active 188 DOM
4. 2026-06-16
   days on market $149,000 Active 187 DOM
5. 2026-06-15
   days on market $149,000 Active 186 DOM
6. 2026-06-15
   days on market $149,000 Active 185 DOM
7. 2026-06-13
   days on market $149,000 Active 184 DOM
8. 2026-06-12
   days on market $149,000 Active 183 DOM
9. 2026-06-09
   days on market $149,000 Active 180 DOM
10. 2026-06-08
    days on market $149,000 Active 179 DOM
11. 2026-06-08
    days on market $149,000 Active 178 DOM
12. 2026-06-07
    days on market $149,000 Active 177 DOM
13. 2026-06-03
    days on market $149,000 Active 174 DOM
14. 2026-06-02
    days on market $149,000 Active 173 DOM
15. 2026-06-01
    days on market $149,000 Active 172 DOM
16. 2026-05-31
    days on market $149,000 Active 171 DOM
17. 2026-05-18
    price $149,000 806-char remark

    Show marketing remark (806 chars)

    Welcome to 353 Clarks Hill Lane in Schuyler, VA—a 2-bedroom, 1-bathroom rancher situated on 0.50 acres and offering approximately 1,600 sq. ft. of living space. This property is being sold as-is, where-is, with no repairs, inspections, or warranties provided by the seller. The local water authority has confirmed public water service to the home, but sewer is not public; the buyer should assume a private septic system and is fully responsible for verifying all utility information, including the presence, condition, and functionality of any private waste system. Buyer is responsible for all due diligence. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate or build equity in a rural setting. All information is deemed reliable but not guaranteed.

18. 2026-04-08
    price $159,000 806-char remark

    Show marketing remark (806 chars)

    Welcome to 353 Clarks Hill Lane in Schuyler, VA—a 2-bedroom, 1-bathroom rancher situated on 0.50 acres and offering approximately 1,600 sq. ft. of living space. This property is being sold as-is, where-is, with no repairs, inspections, or warranties provided by the seller. The local water authority has confirmed public water service to the home, but sewer is not public; the buyer should assume a private septic system and is fully responsible for verifying all utility information, including the presence, condition, and functionality of any private waste system. Buyer is responsible for all due diligence. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate or build equity in a rural setting. All information is deemed reliable but not guaranteed.

19. 2026-02-20
    price $165,000 806-char remark

    Show marketing remark (806 chars)

    Welcome to 353 Clarks Hill Lane in Schuyler, VA—a 2-bedroom, 1-bathroom rancher situated on 0.50 acres and offering approximately 1,600 sq. ft. of living space. This property is being sold as-is, where-is, with no repairs, inspections, or warranties provided by the seller. The local water authority has confirmed public water service to the home, but sewer is not public; the buyer should assume a private septic system and is fully responsible for verifying all utility information, including the presence, condition, and functionality of any private waste system. Buyer is responsible for all due diligence. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate or build equity in a rural setting. All information is deemed reliable but not guaranteed.

20. 2026-01-14
    price $179,900 806-char remark

    Show marketing remark (806 chars)

    Welcome to 353 Clarks Hill Lane in Schuyler, VA—a 2-bedroom, 1-bathroom rancher situated on 0.50 acres and offering approximately 1,600 sq. ft. of living space. This property is being sold as-is, where-is, with no repairs, inspections, or warranties provided by the seller. The local water authority has confirmed public water service to the home, but sewer is not public; the buyer should assume a private septic system and is fully responsible for verifying all utility information, including the presence, condition, and functionality of any private waste system. Buyer is responsible for all due diligence. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate or build equity in a rural setting. All information is deemed reliable but not guaranteed.

21. 2025-12-10
    listed $195,000 Active 806-char remark

    Show marketing remark (806 chars)

    Welcome to 353 Clarks Hill Lane in Schuyler, VA—a 2-bedroom, 1-bathroom rancher situated on 0.50 acres and offering approximately 1,600 sq. ft. of living space. This property is being sold as-is, where-is, with no repairs, inspections, or warranties provided by the seller. The local water authority has confirmed public water service to the home, but sewer is not public; the buyer should assume a private septic system and is fully responsible for verifying all utility information, including the presence, condition, and functionality of any private waste system. Buyer is responsible for all due diligence. This property offers a great opportunity for an investor, contractor, or buyer looking to renovate or build equity in a rural setting. All information is deemed reliable but not guaranteed.

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$227/yr (+$19/mo · 24.7%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,092
• − Mortgage interest: −$7,837
• − Property taxes: −$920
• − Insurance: −$700
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,070
• Taxable income: $831
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,880/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: Nelson County Public School District
• NCES district ID: 5102580
• Math proficiency: 42% ▼ -45.00%
• Reading proficiency: 62% ▼ -14.00%
• Median HH income: $50,092
• Composite: 44.37/100
• National rank: #2818
• State rank: #92 of 131 in VA

Livability — Schuyler

• Score: 53/100
• State rank: #530
• US rank: #24319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schuyler, VA
• City population: 1,675
• Population (ZIP): 1,675

Population outlook (Nelson County) Hauer SSP2

• Today (2025): 14,115 people
• By 2030: 13,563 · -3.9%
• By 2040: 12,384 · -12.3%
• By 2050: 11,481 · -18.7%
• By 2075: 10,103 · -28.4%
• By 2100: 8,788 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 2%
• Common ancestry: Slovak 8% Scottish 1% Italian 1%
• Foreign-born: 2%

Political lean MEDSL · Nelson

• 2024 margin: Lean R (+7.5) · D 45.8% · R 53.3%
• 2008→2024 swing: -16.7pp toward R · 2008: 9.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+5.2 2016: R+5.7 2012: D+2.8 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.40%
• Current HPI: 244.1023
• 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

-23.6% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $149,000 HRAR
• 2026-04-08 Price Changed $159,000 HRAR
• 2026-02-20 Price Changed $165,000 HRAR
• 2026-01-14 Price Changed $179,900 HRAR
• 2025-12-10 Listed $195,000 HRAR

Property tax history

-0.8%/yr

Latest (2019): $920 · -3.9% YoY. Source: county tax records.