3195 Joppa Ct · Harrisonburg, VA 22801

$225,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 39 Days on market

Built 2005 5,662 sqft lot $173/sqft · 13% below area Est $257k · 13% 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 +21.8/30.0
• ARV discount +13.2/15.0
• DSCR +7.0/10.0
• Schools +4.8/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom duplex in Rockingham County, just minutes away from the Harrisonburg City limit. With a spacious living area, well-appointed kitchen, and three generous bedrooms, this home offers comfort and convenience. Enjoy the proximity to shopping centers and explore the beauty of Rockingham County. Don't miss the chance to own this delightful duplex. Schedule your showing today!

Key facts

• Spacious duplex
• Flexible layout
• Built 2005

Tags

• SPACIOUS DUPLEX
• FLEXIBLE LAYOUT
• GENEROUSLY SIZED BEDROOMS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO SCHOOLS

Property features AI

Exterior

• Security: Surveillance system
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Satellite internet available; Other utilities available
• Home design: Attached property with one common wall; One-story; Attached unit
• Construction: Stick-built construction; Block foundation
• Exterior features: Duplex structure; Lot approximately 0.13 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating; Heat pump; Central air
• Interior features: Finished walk-out basement; Surveillance system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/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 $216k (3.9% below list).
• Recommended offer: $216k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 3.8% in Harrisonburg — 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 84/100 on livability (#24 in VA, #666 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Rockingham County Public School District (rural): math 47% / reading 64% proficiency, ranked #77 of 131 in VA (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pleasant Valley Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 229 students, 66% FRL); Wilbur S. Pence Middle (math 46% / reading 64%, grade B-, #189 of 342 statewide, top 56%, 668 students, 39% FRL); Turner Ashby High (math 78% / reading 82%, grade A, #60 of 319 statewide, top 19%, 994 students, 35% FRL) — zoned schools average 47% FRL vs 32% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 194 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 683 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rockingham County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Recommended offer $216,310 (3.9% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 4% 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $257,360
• List price: $225,000
• Delta: -12.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.48% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-6,303
• Equity at exit: $33,548

10-year hold

• IRR: 10.3%
• Equity multiple: 1.91×
• Total profit: $57,556
• Equity at exit: $19,454

Cash invested: $63,000 (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 22801

• Rents YoY: 6.5%
• Active inventory: 194
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $352

Break-even live

Break-even rent $1,718

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
474 Diana Ct Rockingham, VA	3.0	2.5	1549	$2,300	$1.48	44d	1	0.30mi
3368 Marble LOOP Harrisonburg, VA	3.0	2.5	1710	$1,795	$1.05	44d	1	0.47mi
3407 Granite Rd , VA	3.0	2.5	1220	$2,250	$1.84	44d	1	0.51mi
2511 Millwood Loop Harrisonburg, VA	2.0	2.5	1150	$1,495	$1.30	44d	1	0.99mi
2412 Millwood Loop Harrisonburg, VA	2.0	2.5	1260	$1,495	$1.19	44d	1	1.10mi
2113 Buckle St , VA	2.0–4.0	2.5–3.5	1717	$2,654	$1.54	44d	23	1.37mi

Listing history 29 events

1. 2026-06-19
   days on market $225,000 Active 39 DOM
2. 2026-06-18
   days on market $225,000 Active 38 DOM
3. 2026-06-17
   days on market $225,000 Active 37 DOM
4. 2026-06-16
   days on market $225,000 Active 36 DOM
5. 2026-06-15
   days on market $225,000 Active 35 DOM
6. 2026-06-14
   days on market $225,000 Active 33 DOM
7. 2026-06-13
   days on market $225,000 Active 32 DOM
8. 2026-06-10
   days on market $225,000 Active 30 DOM
9. 2026-06-09
   days on market $225,000 Active 29 DOM
10. 2026-06-08
    days on market $225,000 Active 28 DOM
11. 2026-06-07
    days on market $225,000 Active 27 DOM
12. 2026-06-05
    days on market $225,000 Active 24 DOM
13. 2026-06-03
    days on market $225,000 Active 23 DOM
14. 2026-06-02
    days on market $225,000 Active 22 DOM
15. 2026-06-01
    days on market $225,000 Active 21 DOM
16. 2026-05-31
    days on market $225,000 Active 20 DOM
17. 2026-05-30
    days on market $225,000 Active 19 DOM
18. 2026-05-11
    listed $225,000 Active 750-char remark
19. 2025-10-25
    listed $230,000 Active
20. 2023-07-20
    soldstatus $210,000
21. 2023-06-23
    soldstatus $210,000 Sold

    Show marketing remark (406 chars)

    Welcome to this charming 3-bedroom duplex in Rockingham County, just minutes away from the Harrisonburg City limit. With a spacious living area, well-appointed kitchen, and three generous bedrooms, this home offers comfort and convenience. Enjoy the proximity to shopping centers and explore the beauty of Rockingham County. Don't miss the chance to own this delightful duplex. Schedule your showing today!

22. 2023-05-29
    status Pending

    Show marketing remark (406 chars)

    Welcome to this charming 3-bedroom duplex in Rockingham County, just minutes away from the Harrisonburg City limit. With a spacious living area, well-appointed kitchen, and three generous bedrooms, this home offers comfort and convenience. Enjoy the proximity to shopping centers and explore the beauty of Rockingham County. Don't miss the chance to own this delightful duplex. Schedule your showing today!

23. 2023-05-26
    listed $235,000 Active

    Show marketing remark (406 chars)

    Welcome to this charming 3-bedroom duplex in Rockingham County, just minutes away from the Harrisonburg City limit. With a spacious living area, well-appointed kitchen, and three generous bedrooms, this home offers comfort and convenience. Enjoy the proximity to shopping centers and explore the beauty of Rockingham County. Don't miss the chance to own this delightful duplex. Schedule your showing today!

24. 2021-10-12
    soldstatus $180,000
25. 2017-12-20
    soldstatus $135,000
26. 2017-12-20
    soldstatus $135,000
27. 2017-10-19
    listed $144,900
28. 2017-10-06
    soldstatus $93,500
29. 2017-09-14
    listed $84,900

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$845/yr (+$70/mo · 84.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $25,957
• − Mortgage interest: −$12,603
• − Property taxes: −$1,000
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$6,545
• Taxable income: $530
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $4,095/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: Rockingham County Public School District
• NCES district ID: 5103390
• Math proficiency: 47% ▼ -36.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,178
• Composite: 47.58/100
• National rank: #2264
• State rank: #77 of 131 in VA

Livability — Harrisonburg

• Score: 84/100
• State rank: #24
• US rank: #666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrisonburg City · 70,357 people
• City population: 70,357
• Metro: Harrisonburg, VA
• Population (ZIP): 39,983
• Household income: $72,067
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 2712.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 83,435 people
• By 2030: 85,223 · +2.1%
• By 2040: 87,667 · +5.1%
• By 2050: 88,550 · +6.1%
• By 2075: 90,331 · +8.3%
• By 2100: 85,122 · +2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 12% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 16% · Canada, South Korea, Vietnam
• Languages at home: 76% English-only · Spanish 15% Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+37.0) · D 30.9% · R 68.0% · Other 1.1%
• 2008→2024 swing: -1.0pp toward R · 2008: -36.0pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+40.4 2016: R+43.5 2012: R+40.6 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.01%
• Current HPI: 166.3265
• Rent YoY: ▲ 6.48%
• Metro: Harrisonburg, 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

+165.0% since first listed

12 events — show timeline

• 2026-05-11 Listed $225,000 HRAR
• 2025-10-25 Listed $230,000 HRAR
• 2023-07-20 Sold (Public Records) $210,000 Public Records
• 2023-06-23 Sold (MLS) $210,000 HRAR
• 2023-05-29 Pending — HRAR
• 2023-05-26 Listed $235,000 HRAR
• 2021-10-12 Sold (Public Records) $180,000 Public Records
• 2017-12-20 Sold (Public Records) $135,000 Public Records
• 2017-12-20 Sold (MLS) $135,000 HRAR
• 2017-10-19 Listed $144,900 HRAR
• 2017-10-06 Sold (MLS) $93,500 HRAR
• 2017-09-14 Listed $84,900 HRAR

Property tax history

+3.0%/yr

Latest (2025): $1,000 · +0.0% YoY. Source: county tax records.