150 Wild Boar Trl · Fancy Gap, VA 24328

$210,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 301 Days on market

Built 1978 0.48 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 +18.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +5.8/10.0
• Schools +5.4/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cabin in the woods just off the Blue Ridge Parkway! Owner began remodeling but the project was never finished. The amenities in this gated community are numerous and include pool, tennis courts, basketball court, playground, clubhouse and various areas to enjoy the cascades. Drive through the community and check out the fishing pond, enjoy the mountain laurel and listen to the sound of the Elk Spur Branch flowing by. HOA fees are less than $100 per month. This is the just the opportunity you have been looking for to own a cabin in the Virginia mountains that can be completed with you in mind. Don't miss out on this potential investment property or forever home!

Key facts

• Open floor plan
• Dry bar
• Gas log fireplace

Tags

• OPEN FLOOR PLAN
• NEW ROOF
• MASSIVE SKYLIGHT
• GAS LOG FIREPLACE
• DRY BAR
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank
• Home design: Residential property
• Construction: Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Deck; Outbuilding; Level to rolling slope lot

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Cathedral ceilings; Gas-log fireplace (1)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (14.5% below list).
• Recommended offer: $179k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.8% in Fancy Gap — 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 56/100 on livability (#515 in VA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 134 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (2.9% local appreciation)).
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $65k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $210k implies a 425% gain — meaningful room to come down on a strong offer.

Recommended offer $179,454 (14.5% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 0.85% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Fox Glen Rd	0.26mi	3/1.0	1,392 (+13%)	9mo	$125,000	$90	54

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

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.61×
• Total profit: $35,784
• Equity at exit: $92,640

10-year hold

• IRR: 13.0%
• Equity multiple: 2.91×
• Total profit: $112,158
• Equity at exit: $141,397

Cash invested: $58,800 (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 24328

• Home prices YoY: 1.7%
• Active inventory: 134
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $193

Break-even live

Break-even rent $1,551

Max offer price $210,000

Occupancy floor 84%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $210,000 Active 301 DOM
2. 2026-06-18
   days on market $210,000 Active 300 DOM
3. 2026-06-17
   days on market $210,000 Active 299 DOM
4. 2026-06-16
   days on market $210,000 Active 298 DOM
5. 2026-06-15
   days on market $210,000 Active 297 DOM
6. 2026-06-14
   days on market $210,000 Active 295 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on market $210,000 Active 294 DOM
9. 2026-06-09
   days on market $249,900 Active 291 DOM
10. 2026-06-08
    days on market $249,900 Active 290 DOM
11. 2026-06-07
    days on market $249,900 Active 289 DOM
12. 2026-06-05
    days on market $249,900 Active 286 DOM
13. 2026-06-02
    days on market $249,900 Active 284 DOM
14. 2026-06-01
    days on market $249,900 Active 283 DOM
15. 2026-05-31
    days on market $249,900 Active 282 DOM
16. 2026-05-30
    days on market $249,900 Active 281 DOM
17. 2026-04-23
    price $249,900
18. 2025-11-27
    price $259,900
19. 2025-11-04
    price $265,000
20. 2025-10-18
    status Active
21. 2025-09-12
    status Active Under Contract
22. 2025-06-13
    listed $275,000 Active
23. 2022-05-26
    soldstatus $40,000 669-char remark

    Show marketing remark (669 chars)

    Cabin in the woods just off the Blue Ridge Parkway! Owner began remodeling but the project was never finished. The amenities in this gated community are numerous and include pool, tennis courts, basketball court, playground, clubhouse and various areas to enjoy the cascades. Drive through the community and check out the fishing pond, enjoy the mountain laurel and listen to the sound of the Elk Spur Branch flowing by. HOA fees are less than $100 per month. This is the just the opportunity you have been looking for to own a cabin in the Virginia mountains that can be completed with you in mind. Don't miss out on this potential investment property or forever home!

24. 2022-04-30
    listed $59,900 669-char remark

    Show marketing remark (669 chars)

    Cabin in the woods just off the Blue Ridge Parkway! Owner began remodeling but the project was never finished. The amenities in this gated community are numerous and include pool, tennis courts, basketball court, playground, clubhouse and various areas to enjoy the cascades. Drive through the community and check out the fishing pond, enjoy the mountain laurel and listen to the sound of the Elk Spur Branch flowing by. HOA fees are less than $100 per month. This is the just the opportunity you have been looking for to own a cabin in the Virginia mountains that can be completed with you in mind. Don't miss out on this potential investment property or forever home!

25. 2020-02-27
    soldstatus $23,000 252-char remark

    Show marketing remark (252 chars)

    This building has been neglected and needs a lot of work to make it livable, but the roof is not leaking and the foundation appears solid. Property is being sold "AS IS" with no warranties express or implied. Great "FLIP" potential!

26. 2020-02-27
    soldstatus $23,000

    Show marketing remark (252 chars)

    This building has been neglected and needs a lot of work to make it livable, but the roof is not leaking and the foundation appears solid. Property is being sold "AS IS" with no warranties express or implied. Great "FLIP" potential!

27. 2019-11-18
    listed $27,500 252-char remark

    Show marketing remark (252 chars)

    This building has been neglected and needs a lot of work to make it livable, but the roof is not leaking and the foundation appears solid. Property is being sold "AS IS" with no warranties express or implied. Great "FLIP" potential!

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$1,288/yr (+$107/mo · 296.6%)

ⓘ 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 2/10 Low 7 d/yr ≥95°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: $21,534
• − Mortgage interest: −$11,763
• − Property taxes: −$434
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$6,109
• Taxable loss: −$1,268
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $2,617/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Fancy Gap

• Score: 56/100
• State rank: #515
• US rank: #23081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,724

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Italian 7% Serbian 4% Slovak 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.85%
• Current HPI: 168.5656
• 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

+808.7% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $249,900 MHPCAR
• 2025-11-27 Price Changed $259,900 MHPCAR
• 2025-11-04 Price Changed $265,000 MHPCAR
• 2025-10-18 Relisted — MHPCAR
• 2025-09-12 Relisted — MHPCAR
• 2025-06-13 Listed $275,000 MHPCAR
• 2022-05-26 Sold (MLS) $40,000 SWVAR
• 2022-04-30 Listed $59,900 SWVAR
• 2020-02-27 Sold (Public Records) $23,000 Public Records
• 2020-02-27 Sold (MLS) $23,000 SWVAR
• 2019-11-18 Listed $27,500 SWVAR

Property tax history

+0.5%/yr

Latest (2025): $434 · +210.5% YoY. Source: county tax records.