10 Whiting Ave · Boyce, VA 22620

$300,000

3 bd · 2.5 ba · 1,296 sqft · SingleFamily public records · 47 Days on market

Built 2000 Est $333k · 10% under

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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 +15.6/30.0
• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• Schools +5.4/10.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A welcoming Boyce home set among mature landscaping, creative touches, and classic small-town charm. This 3-bedroom, 3-bath residence offers a comfortable, lived-in feel and a layout that’s easy to enjoy, all within one of Clarke County’s most beloved villages. The landscaped lot features blooming perennials, established trees, and a private firepit area—perfect for relaxed outdoor gatherings. A covered front porch and sunny rear deck provide inviting spaces to unwind and enjoy the peaceful surroundings. Inside, the home blends character with practical updates, including a roof replaced in 2020, vinyl plank flooring in the kitchen and entry, and carpeting on the upper leve

Key facts

• Private firepit area
• Covered front porch
• Blooming perennials

Tags

• MATURE LANDSCAPING
• BLOOMING PERENNIALS
• PRIVATE FIREPIT AREA
• COVERED FRONT PORCH
• SUNNY REAR DECK
• BRIGHT FORMAL DINING ROOM

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $245k (18.3% below list).
• Recommended offer: $245k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#300 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living D+, amenities F, commute F.
• Clarke County Public School District (rural): math 52% / reading 69% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Boyce Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 311 students, 38% FRL); Johnson-Williams Middle (math 49% / reading 68%, grade B, #171 of 342 statewide, top 50%, 425 students, 29% FRL); Clarke County High (math 67% / reading 87%, grade A-, #90 of 319 statewide, top 30%, 693 students, 27% FRL).
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Clarke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Clarke County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $245,000 (18.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
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: 0.82% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $333,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 W Main St	0.19mi	3/1.5	1,480 (+14%)	1mo	$380,000	$257	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $171,218
• Equity at exit: $270,264

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $497,706
• Equity at exit: $582,834

Cash invested: $84,000 (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 22620

• Home prices YoY: 14.1%
• Active inventory: 20
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $125

Break-even live

Break-even rent $2,292

Max offer price $300,000

Occupancy floor 90%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8122 John Mosby Hwy Boyce, VA	3.0	1.5	1600	$2,450	$1.53	43d	1	1.43mi

Listing history 35 events

1. 2026-02-01
   status Pending
2. 2026-02-01
   price $300,000
3. 2026-01-30
   price $275,000
4. 2026-01-16
   price $300,000
5. 2026-01-02
   price $325,000
6. 2025-12-17
   status Active
7. 2025-12-17
   historical
8. 2025-12-16
   listed $350,000 Active
9. 2024-06-08
   historical
10. 2024-05-08
    price $365,000
11. 2024-05-03
    listed $375,000 Active
12. 2024-04-01
    status Pending
13. 2024-04-01
    historical
14. 2024-02-11
    price $379,000
15. 2024-02-09
    price $382,000
16. 2024-01-24
    price $387,000
17. 2024-01-05
    listed $389,000 Active
18. 2024-01-04
    historical
19. 2021-08-12
    soldstatus $340,000
20. 2021-08-09
    soldstatus $340,000 Closed
21. 2021-07-20
    status Pending
22. 2021-06-10
    price $340,000
23. 2021-06-07
    historical Active Under Contract
24. 2021-05-19
    status Active
25. 2021-05-17
    historical
26. 2021-05-17
    listed $330,000 Active
27. 2010-11-01
    historical
28. 2010-11-01
    historical
29. 2010-10-13
    price
30. 2010-09-17
    price
31. 2010-05-12
    listed Active
32. 2010-05-12
    listed $170,000
33. 2004-10-01
    historical
34. 2004-07-04
    listed
35. 2000-02-22
    soldstatus $102,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$1,112/yr (+$93/mo · 82.4%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,400
• − Mortgage interest: −$16,805
• − Property taxes: −$1,348
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$8,727
• Taxable loss: −$3,684
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $2,383/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: Clarke County Public School District
• NCES district ID: 5100870
• Math proficiency: 52% ▼ -28.00%
• Reading proficiency: 69% ▼ -3.00%
• Median HH income: $72,709
• Composite: 53.6/100
• National rank: #1439
• State rank: #47 of 131 in VA

Livability — Boyce

• Score: 67/100
• State rank: #300
• US rank: #10749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boyce, VA
• Population (ZIP): 2,649

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 15,102 people
• By 2030: 15,463 · +2.4%
• By 2040: 16,014 · +6.0%
• By 2050: 16,212 · +7.4%
• By 2075: 17,257 · +14.3%
• By 2100: 16,631 · +10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 6% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 9% Slovak 4% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Clarke

• 2024 margin: R (+16.9) · D 40.8% · R 57.7% · Other 1.5%
• 2008→2024 swing: -11.7pp toward R · 2008: -5.2pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+13.6 2016: R+19.8 2012: R+13.7 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 51.60%
• Current HPI: 417.207
• 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

+194.1% since first listed

35 events — show timeline

• 2026-02-01 Pending — BRIGHT MLS
• 2026-02-01 Price Changed $300,000 BRIGHT MLS
• 2026-01-30 Price Changed $275,000 BRIGHT MLS
• 2026-01-16 Price Changed $300,000 BRIGHT MLS
• 2026-01-02 Price Changed $325,000 BRIGHT MLS
• 2025-12-17 Relisted — BRIGHT MLS
• 2025-12-17 Listing Removed — BRIGHT MLS
• 2025-12-16 Listed $350,000 BRIGHT MLS
• 2024-06-08 Listing Removed — BRIGHT MLS
• 2024-05-08 Price Changed $365,000 BRIGHT MLS
• 2024-05-03 Listed $375,000 BRIGHT MLS
• 2024-04-01 Pending — BRIGHT MLS
• 2024-04-01 Listing Removed — BRIGHT MLS
• 2024-02-11 Price Changed $379,000 BRIGHT MLS
• 2024-02-09 Price Changed $382,000 BRIGHT MLS
• 2024-01-24 Price Changed $387,000 BRIGHT MLS
• 2024-01-05 Listed $389,000 BRIGHT MLS
• 2024-01-04 Coming Soon — BRIGHT MLS
• 2021-08-12 Sold (Public Records) $340,000 Public Records
• 2021-08-09 Sold (MLS) $340,000 BRIGHT MLS
• 2021-07-20 Pending — BRIGHT MLS
• 2021-06-10 Price Changed $340,000 BRIGHT MLS
• 2021-06-07 Contingent — BRIGHT MLS
• 2021-05-19 Relisted — BRIGHT MLS
• 2021-05-17 Listed $330,000 BRIGHT MLS
• 2021-05-17 Listing Removed — BRIGHT MLS
• 2010-11-01 Delisted — MRIS
• 2010-11-01 Listing Removed — BRIGHT MLS
• 2010-10-13 Price Changed — MRIS
• 2010-09-17 Price Changed — MRIS
• 2010-05-12 Listed — MRIS
• 2010-05-12 Listed $170,000 BRIGHT MLS
• 2004-10-01 Delisted — MRIS
• 2004-07-04 Listed — MRIS
• 2000-02-22 Sold (Public Records) $102,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,348 · +10.0% YoY. Source: county tax records.