4586 Spotswood Trl · Barboursville, VA 22923

$349,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 58 Days on market

Built 1990 2.00 ac lot $324/sqft · 30% above area Est $344k · at est.

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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 +14.2/30.0
• ARV discount +6.7/15.0
• Schools +4.8/10.0
• DSCR +4.3/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

Key facts

• 2 acre lot
• Built 1990
• Listed 57 days

Property features AI

Exterior

• Security: Surveillance system
• Utilities: Cable available; Fiber optic available; High-speed internet available; Private well water; Septic tank
• Home design: Detached single-family home; One story
• Construction: Modular/Prefab construction; Vinyl siding; Block foundation; Composition shingle roof
• Exterior features: Front porch; Side porch; Porch; Level lot; Partially cleared lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: Two main-level full bathrooms
• Heating & cooling: Heat pump heating; Wood heating backup; Central air conditioning
• Interior features: Primary suite on the main level; Kitchen island; Living room on the main level
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $55 ($661/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 $273k (21.9% below list).
• Recommended offer: $273k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in Barboursville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Orange County Public School District (rural): math 47% / reading 64% proficiency, ranked #71 of 131 in VA (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gordon-Barbour Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 321 students, 70% FRL); Prospect Heights Middle (math 43% / reading 63%, grade C+, #213 of 342 statewide, top 63%, 456 students, 68% FRL); Orange County High (math 61% / reading 72%, grade B, #195 of 319 statewide, top 62%, 1,476 students, 43% FRL) — zoned schools average 60% FRL vs 34% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 185 active listings in the ZIP; high-income renter base; 412 units permitted in Orange County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Orange County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 7 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 $101k; list at $350k implies a 245% gain — meaningful room to come down on a strong offer.

Recommended offer $273,302 (21.9% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (median comp): $344,064
• List price: $349,900
• Delta: 1.70%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-53,341
• Equity at exit: $52,171

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-42,546
• Equity at exit: $30,253

Cash invested: $97,972 (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 22923

• Home prices YoY: -3.6%
• Active inventory: 185
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,733 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $55

Break-even live

Break-even rent $2,663

Max offer price $349,900

Occupancy floor 93%

Sensitivity live

Price	-10% $253	-5% $154	+0% $55	+5% $-44	+10% $-143
Rent	-10% $-161	-5% $-53	+0% $55	+5% $163	+10% $271
Rate	-1.0pp $231	-0.5pp $144	base $55	+0.5pp $-36	+1.0pp $-128

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $349,900 Active 58 DOM
2. 2026-06-18
   days on market $349,900 Active 55 DOM
3. 2026-06-17
   days on market $349,900 Active 54 DOM
4. 2026-06-16
   days on market $349,900 Active 53 DOM
5. 2026-06-15
   days on market $349,900 Active 52 DOM
6. 2026-06-13
   days on market $349,900 Active 50 DOM
7. 2026-06-09
   days on market $349,900 Active 46 DOM
8. 2026-06-08
   days on market $349,900 Active 45 DOM
9. 2026-06-07
   days on market $349,900 Active 44 DOM
10. 2026-06-04
    days on market $349,900 Active 41 DOM
11. 2026-06-03
    days on market $349,900 Active 40 DOM
12. 2026-06-02
    days on market $349,900 Active 39 DOM
13. 2026-06-01
    days on market $349,900 Active 38 DOM
14. 2026-05-31
    days on market $349,900 Active 37 DOM
15. 2026-04-25
    listed $349,900 Active 761-char remark
16. 2026-04-24
    historical $349,900 761-char remark
17. 2023-07-05
    soldstatus $101,286
18. 2013-03-14
    historical 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

19. 2013-03-12
    soldstatus $130,000
20. 2013-03-11
    soldstatus $130,000 Sold 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

21. 2013-03-11
    soldstatus $130,000

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

22. 2012-10-26
    status Contingent (No Kick Out) 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

23. 2012-10-25
    historical
24. 2012-10-11
    status Active 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

25. 2012-06-28
    status Contingent (No Kick Out) 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

26. 2012-06-13
    price $137,500 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

27. 2012-04-27
    price $142,500 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

28. 2012-03-07
    price $145,000 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

29. 2012-02-21
    listed $159,900 Active 306-char remark

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

30. 2012-02-21
    listed $137,500

    Show marketing remark (306 chars)

    Beautifully Private and Well Maintained home with open floor plan, kitchen with island/breakfast bar, woodstove, wood floors in living room, stack washer & dryer, spacious closets, great back deck with wooded view, well landscaped and shed are all yours. Easy commute to Charlottesville & NGIC.

31. 2012-01-06
    listed $137,500
32. 2008-07-25
    historical
33. 2008-03-01
    historical
34. 2008-02-24
    listed $199,900
35. 2007-03-02
    listed $209,900
36. 2003-05-05
    soldstatus $135,000
37. 2003-05-05
    soldstatus $135,000
38. 2003-04-02
    historical

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$1,390/yr (+$116/mo · 94.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,796
• − Mortgage interest: −$19,600
• − Property taxes: −$1,479
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$10,179
• Taxable loss: −$5,459
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $1,971/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: Orange County Public School District
• NCES district ID: 5102820
• Math proficiency: 47% ▼ -35.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $61,086
• Composite: 48.34/100
• National rank: #2147
• State rank: #71 of 131 in VA

Livability — Barboursville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Orange County · 21,992 people
• City population: 6,435
• Metro: Charlottesville, VA
• Population (ZIP): 6,435
• Household income: $118,125
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 42.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 38,758 people
• By 2030: 40,411 · +4.3%
• By 2040: 43,477 · +12.2%
• By 2050: 45,856 · +18.3%
• By 2075: 51,067 · +31.8%
• By 2100: 51,387 · +32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 5% Asian 1%
• Common ancestry: Slovak 5% Portuguese 3% Italian 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Other Asian/Pacific 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Orange

• 2024 margin: Strong R (+24.7) · D 37.2% · R 61.9%
• 2008→2024 swing: -15.8pp toward R · 2008: -8.8pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+21.4 2016: R+26.6 2012: R+14.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.41%
• Current HPI: 303.0348
• Rent YoY: —
• Metro: Charlottesville, VA
• 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

+159.2% since first listed

24 events — show timeline

• 2026-04-25 Listed $349,900 CAAR
• 2026-04-24 Coming Soon $349,900 CAAR
• 2023-07-05 Sold (Public Records) $101,286 Public Records
• 2013-03-14 Delisted — MRIS
• 2013-03-12 Sold (Public Records) $130,000 Public Records
• 2013-03-11 Sold (MLS) $130,000 BRIGHT MLS
• 2013-03-11 Sold (MLS) $130,000 MRIS
• 2012-10-26 Pending — MRIS
• 2012-10-25 Listing Removed — BRIGHT MLS
• 2012-10-11 Relisted — MRIS
• 2012-06-28 Pending — MRIS
• 2012-06-13 Price Changed $137,500 MRIS
• 2012-04-27 Price Changed $142,500 MRIS
• 2012-03-07 Price Changed $145,000 MRIS
• 2012-02-21 Listed $159,900 MRIS
• 2012-02-21 Listed $137,500 BRIGHT MLS
• 2012-01-06 Listed $137,500 CAAR
• 2008-07-25 Listing Removed — CAAR
• 2008-03-01 Listing Removed — CAAR
• 2008-02-24 Listed $199,900 CAAR
• 2007-03-02 Listed $209,900 CAAR
• 2003-05-05 Sold (Public Records) $135,000 Public Records
• 2003-05-05 Sold (MLS) $135,000 MRIS
• 2003-04-02 Delisted — MRIS

Property tax history

+2.2%/yr

Latest (2025): $1,479 · +13.0% YoY. Source: county tax records.