610 Carrollview Rd · Fancy Gap, VA 24328

$240,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 28 Days on market

Built 2001 5.60 ac lot

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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).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.4/10.0
• DSCR +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Escape to the mountains with this beautifully updated 3-bedroom, 2 bath doublewide situated on 5.60 acres with breathtaking long-range views of Buffalo Mountain. Whether you're looking for a profitable Airbnb investment, peaceful mountain getaway, or full-time residence, this property offers the perfect blend of comfort, scenery, and convenience. Inside, you'll find stylish laminate flooring throughout, a spacious open layout, and an updated primary bathroom featuring a marble double vanity with two sinks and a brand-new shower and vanity in the main bath. Large windows fill the home with natural light while showcasing the stunning mountain scenery. Outside, enjoy the peace and privacy from

Key facts

• Nice covered porch
• Brand new shower
• Marble double vanity

Tags

• UPDATED PRIMARY BATHROOM
• MARBLE DOUBLE VANITY
• BRAND NEW SHOWER
• NICE COVERED PORCH

Property features AI

Finance

• Other: Zoning: R

Exterior

• Security: Smoke detectors
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home; One level; Residential property
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Shingle roof; Cleared and wooded lot

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Insulated windows; Satellite dish
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (25.6% below list).
• Recommended offer: $179k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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.
• Zoned schools: Fancy Gap Elementary (math 92% / reading 87%, grade A+, #19 of 1,108 statewide, top 2%, 127 students, 85% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $8k of equity ($2k loan paydown + $7k 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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $240k implies a 156% gain — meaningful room to come down on a strong offer.

Recommended offer $178,574 (25.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.39×
• Total profit: $26,348
• Equity at exit: $105,874

10-year hold

• IRR: 9.7%
• Equity multiple: 2.44×
• Total profit: $96,803
• Equity at exit: $161,596

Cash invested: $67,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-8

Break-even live

Break-even rent $1,796

Max offer price $238,544

Occupancy floor 95%

Sensitivity live

Price	-10% $128	-5% $60	+0% $-8	+5% $-76	+10% $-144
Rent	-10% $-149	-5% $-79	+0% $-8	+5% $62	+10% $133
Rate	-1.0pp $113	-0.5pp $53	base $-8	+0.5pp $-70	+1.0pp $-134

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   statusdays on market $240,000 Active 28 DOM
2. 2026-06-18
   days on market $240,000 Active Under Contract 27 DOM
3. 2026-06-17
   days on market $240,000 Active Under Contract 26 DOM
4. 2026-06-16
   days on market $240,000 Active Under Contract 25 DOM
5. 2026-06-15
   days on market $240,000 Active Under Contract 24 DOM
6. 2026-06-14
   days on market $240,000 Active Under Contract 22 DOM
7. 2026-06-12
   days on market $240,000 Active Under Contract 21 DOM
8. 2026-06-09
   days on market $240,000 Active Under Contract 18 DOM
9. 2026-06-08
   days on market $240,000 Active Under Contract 17 DOM
10. 2026-06-07
    days on market $240,000 Active Under Contract 16 DOM
11. 2026-06-05
    days on market $240,000 Active Under Contract 13 DOM
12. 2026-06-03
    status $240,000 Active Under Contract 11 DOM
13. 2026-06-02
    days on market $240,000 Active 11 DOM
14. 2026-06-01
    days on market $240,000 Active 10 DOM
15. 2026-05-31
    days on market $240,000 Active 9 DOM
16. 2026-05-30
    days on market $240,000 Active 8 DOM
17. 2026-05-22
    listed $240,000 Active
18. 2004-11-12
    soldstatus $93,900

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$1,243/yr (+$104/mo · 171.6%)

ⓘ 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 1/10 Low 4 d/yr ≥91°F today · 11 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: $21,429
• − Mortgage interest: −$13,444
• − Property taxes: −$725
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,982
• Taxable loss: −$4,350
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $945/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

+155.6% since first listed

2 events — show timeline

• 2026-05-22 Listed $240,000 SWVAR
• 2004-11-12 Sold (Public Records) $93,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $725 · +22.3% YoY. Source: county tax records.