1932 Reesedale Rd · Shawsville, VA 24087

$200,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 6 Days on market

Built 1950 0.89 ac lot $187/sqft · at area comps Est $200k · at est.

---

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 +20.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• DSCR +6.4/10.0
• Schools +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come and see this charming one level home in the heart of Elliston. This cozy 3-bedroom, 1-bathroom cottage offers a peaceful retreat in a serene setting. It boasts an inviting front porch, perfect for enjoying morning coffee or evening relaxation. This home features a generous sized lot, ample parking, and a new metal roof! This won't last long!

Key facts

• Outdoor living
• 0.89 acre lot
• Built 1950

Tags

• OUTDOOR LIVING
• VALUE-ADD OPPORTUNITY

Property features AI

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1950
• Construction: Year built 1950
• Exterior features: Side porch; Lot roughly 0.89 acres

Interior

• Kitchen: Built-in microwave oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump (electric); Heating and cooling present
• Interior features: Built-in microwave oven; Wood doors; Insulated, tilt-in windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $184k (7.8% below list).
• Recommended offer: $184k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#273 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Montgomery County Public School District (urban): math 57% / reading 70% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eastern Montgomery Elementary (math 27% / reading 42%, grade F, #966 of 1,108 statewide, top 89%, 385 students, 76% FRL); Eastern Montgomery High (math 72% / reading 77%, grade B+, #107 of 319 statewide, top 37%, 282 students, 62% FRL) — zoned schools average 69% FRL vs 32% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 33 active listings in the ZIP; 323 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,468 (7.8% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $200,366
• List price: $200,000
• Delta: -0.18%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1932 Reesedale Rd	0.00mi	3/1.0	1,072 (0%)	0mo	$196,000	$183	100

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: 28.2%
• Equity multiple: 3.24×
• Total profit: $125,174
• Equity at exit: $180,176

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $355,606
• Equity at exit: $388,556

Cash invested: $56,000 (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 24087

• Home prices YoY: 4.3%
• Active inventory: 33
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $256

Break-even live

Break-even rent $1,520

Max offer price $200,000

Occupancy floor 81%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-07
   status Pending 382-char remark
2. 2026-05-01
   listed $200,000 Active 382-char remark
3. 2024-11-08
   soldstatus $175,000 Closed 348-char remark

   Show marketing remark (348 chars)

   Come and see this charming one level home in the heart of Elliston. This cozy 3-bedroom, 1-bathroom cottage offers a peaceful retreat in a serene setting. It boasts an inviting front porch, perfect for enjoying morning coffee or evening relaxation. This home features a generous sized lot, ample parking, and a new metal roof! This won't last long!

4. 2024-11-08
   soldstatus $175,000

   Show marketing remark (348 chars)

   Come and see this charming one level home in the heart of Elliston. This cozy 3-bedroom, 1-bathroom cottage offers a peaceful retreat in a serene setting. It boasts an inviting front porch, perfect for enjoying morning coffee or evening relaxation. This home features a generous sized lot, ample parking, and a new metal roof! This won't last long!

5. 2024-10-10
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Come and see this charming one level home in the heart of Elliston. This cozy 3-bedroom, 1-bathroom cottage offers a peaceful retreat in a serene setting. It boasts an inviting front porch, perfect for enjoying morning coffee or evening relaxation. This home features a generous sized lot, ample parking, and a new metal roof! This won't last long!

6. 2024-10-02
   listed $175,000 Active 348-char remark

   Show marketing remark (348 chars)

   Come and see this charming one level home in the heart of Elliston. This cozy 3-bedroom, 1-bathroom cottage offers a peaceful retreat in a serene setting. It boasts an inviting front porch, perfect for enjoying morning coffee or evening relaxation. This home features a generous sized lot, ample parking, and a new metal roof! This won't last long!

7. 2017-07-19
   soldstatus $95,000
8. 2015-01-21
   soldstatus $108,125
9. 2013-01-22
   soldstatus $38,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$815/yr (+$68/mo · 98.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 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: $22,136
• − Mortgage interest: −$11,203
• − Property taxes: −$825
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,818
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $3,137/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: Montgomery County Public School District
• NCES district ID: 5102520
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 70% ▼ -11.00%
• Median HH income: $46,618
• Composite: 53.6/100
• National rank: #1440
• State rank: #47 of 131 in VA

Livability — Shawsville

• Score: 68/100
• State rank: #273
• US rank: #9807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,948

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 105,748 people
• By 2030: 110,301 · +4.3%
• By 2040: 115,652 · +9.4%
• By 2050: 119,651 · +13.1%
• By 2075: 126,005 · +19.2%
• By 2100: 129,771 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 19% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 50.9% · R 47.4% · Other 1.7%
• 2008→2024 swing: -1.4pp toward R · 2008: 4.9pp · 2024: 3.5pp
• All cycles: 2024: D+3.5 2020: D+5.8 2016: D+1.3 2012: R+0.2 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 258.6535
• 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

+415.8% since first listed

10 events — show timeline

• 2026-06-10 Sold (MLS) $196,000 MLSRV
• 2026-05-07 Pending — MLSRV
• 2026-05-01 Listed $200,000 MLSRV
• 2024-11-08 Sold (Public Records) $175,000 Public Records
• 2024-11-08 Sold (MLS) $175,000 NRVMLS
• 2024-10-10 Pending — NRVMLS
• 2024-10-02 Listed $175,000 NRVMLS
• 2017-07-19 Sold (Public Records) $95,000 Public Records
• 2015-01-21 Sold (Public Records) $108,125 Public Records
• 2013-01-22 Sold (Public Records) $38,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $825 · +1.3% YoY. Source: county tax records.