306 Fox Fire · Cloverdale, VA 24077

$324,925

3 bd · 3.0 ba · 2,058 sqft · SingleFamily public records · 42 Days on market

Built 1994 1.71 ac lot $158/sqft · 15% below area Est $399k · 19% 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 +15.3/30.0
• ARV discount +15.0/15.0
• Schools +6.8/10.0
• Appreciation +5.8/10.0
• DSCR +4.7/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This one is ready to sell. . 3 Bedroom and 3 Full Bath located in a park-like setting . Oversized Master with Mountain Views and cathedral Ceilings. House features Granite counter tops in large Kitchen. 30 yr Architectural roof. New Garage doors. This one will not last long, offering convienence and Botetourt Co location.

Key facts

• 1.71 acre lot
• Garage
• Built 1994

Property features AI

Finance

• Other: Parcel number 107K(2)34; Annual tax amount $2,592.80
• Financial info: Listing price $350,000

Exterior

• Parking: 2 covered parking spaces; 4 open parking spaces
• Utilities: Has heating
• Home design: Residential property; Built in 1994
• Exterior features: 1.71-acre lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air gas heating
• Interior features: Has fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $117 ($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 $275k (15.4% below list).
• Recommended offer: $275k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Cloverdale — 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 66/100 on livability (#325 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: employment C-, amenities F, commute F.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Cloverdale Elementary (math 77% / reading 87%, grade A+, #106 of 1,108 statewide, top 11%, 249 students, 33% FRL); Read Mountain Middle (math 75% / reading 82%, grade A+, #32 of 342 statewide, top 9%, 657 students, 35% FRL); Lord Botetourt High (math 83% / reading 92%, grade A, #15 of 319 statewide, top 4%, 980 students, 27% FRL).
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.6% local appreciation)).
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $275,000 (15.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 15% 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 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. 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: 0.85% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $399,451
• List price: $324,925
• Delta: -18.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Apple Tree Rd	0.38mi	4/2.5 (+1)	2,063 (+0%)	17mo	$340,000	$165	60
3300 Read Mountain Rd	0.66mi	3/1.5	2,023 (-2%)	18mo	$334,000	$165	46
61 Winesap Rd	0.58mi	4/2.5 (+1)	2,160 (+5%)	22mo	$368,000	$170	39
191 Barbara Ln	0.62mi	3/3.0	1,794 (-13%)	17mo	$400,000	$223	36
8646 Sanderson Dr	0.70mi	3/2.0	1,758 (-15%)	12mo	$275,000	$156	29

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

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.25×
• Total profit: $22,827
• Equity at exit: $120,890

10-year hold

• IRR: 8.7%
• Equity multiple: 2.12×
• Total profit: $102,014
• Equity at exit: $168,662

Cash invested: $90,979 (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 24077

• Home prices YoY: 0.9%
• Active inventory: 6
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $117

Break-even live

Break-even rent $2,602

Max offer price $324,925

Occupancy floor 91%

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: $81,231
• Closing costs: $9,748
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
197 Apple Tree Rd Roanoke, VA	4.0	2.0	1600	$2,750	$1.72	43d	1	0.37mi

Listing history 23 events

1. 2026-06-13
   status $324,925 Pending 42 DOM
2. 2026-06-10
   days on market $324,925 Active 42 DOM
3. 2026-06-09
   days on market $324,925 Active 41 DOM
4. 2026-06-08
   days on market $324,925 Active 40 DOM
5. 2026-06-07
   days on market $324,925 Active 39 DOM
6. 2026-06-05
   pricedays on market $324,925 Active 36 DOM
7. 2026-06-02
   days on market $324,950 Active 34 DOM
8. 2026-06-01
   days on market $324,950 Active 33 DOM
9. 2026-05-31
   days on market $324,950 Active 32 DOM
10. 2026-05-30
    days on market $324,950 Active 31 DOM
11. 2026-05-13
    price $325,000 646-char remark
12. 2026-04-29
    listed $350,000 Active 646-char remark
13. 2021-06-11
    soldstatus $288,000 323-char remark

    Show marketing remark (323 chars)

    This one is ready to sell. . 3 Bedroom and 3 Full Bath located in a park-like setting . Oversized Master with Mountain Views and cathedral Ceilings. House features Granite counter tops in large Kitchen. 30 yr Architectural roof. New Garage doors. This one will not last long, offering convienence and Botetourt Co location.

14. 2021-06-11
    soldstatus $288,000

    Show marketing remark (323 chars)

    This one is ready to sell. . 3 Bedroom and 3 Full Bath located in a park-like setting . Oversized Master with Mountain Views and cathedral Ceilings. House features Granite counter tops in large Kitchen. 30 yr Architectural roof. New Garage doors. This one will not last long, offering convienence and Botetourt Co location.

15. 2021-04-09
    listed $289,900 323-char remark

    Show marketing remark (323 chars)

    This one is ready to sell. . 3 Bedroom and 3 Full Bath located in a park-like setting . Oversized Master with Mountain Views and cathedral Ceilings. House features Granite counter tops in large Kitchen. 30 yr Architectural roof. New Garage doors. This one will not last long, offering convienence and Botetourt Co location.

16. 2018-05-17
    soldstatus $234,950

    Show marketing remark (367 chars)

    An exceptionally cared for home in beautiful Botetourt county. This 3 bedroom 3 full bath home is located in a park-like setting. Enjoy the oversized Master bedroom with mountain views & cathedral ceiling. House features Granite counters in the large kitchen, 30-year architectural roof, New garage doors, New flooring, Fresh Paint, custom blinds through out.

17. 2018-05-17
    soldstatus $234,950

    Show marketing remark (367 chars)

    An exceptionally cared for home in beautiful Botetourt county. This 3 bedroom 3 full bath home is located in a park-like setting. Enjoy the oversized Master bedroom with mountain views & cathedral ceiling. House features Granite counters in the large kitchen, 30-year architectural roof, New garage doors, New flooring, Fresh Paint, custom blinds through out.

18. 2018-03-08
    listed $234,950

    Show marketing remark (367 chars)

    An exceptionally cared for home in beautiful Botetourt county. This 3 bedroom 3 full bath home is located in a park-like setting. Enjoy the oversized Master bedroom with mountain views & cathedral ceiling. House features Granite counters in the large kitchen, 30-year architectural roof, New garage doors, New flooring, Fresh Paint, custom blinds through out.

19. 2013-04-26
    soldstatus $215,000
20. 2013-04-25
    soldstatus $215,000
21. 2012-12-10
    listed $219,950
22. 2012-12-05
    historical
23. 2011-10-11
    listed $208,500

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,664 · $222/mo
• Expected delta: +$72/yr (+$6/mo · 2.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,000
• − Mortgage interest: −$18,201
• − Property taxes: −$2,593
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$9,452
• Taxable loss: −$4,151
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $2,401/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Cloverdale

• Score: 66/100
• State rank: #325
• US rank: #12236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,098

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 10% Slovak 9% Serbian 8%
• Foreign-born: 2%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 167.3582
• 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

+55.8% since first listed

17 events — show timeline

• 2026-06-10 Pending — MLSRV
• 2026-06-04 Price Changed $324,925 MLSRV
• 2026-05-28 Price Changed $324,950 MLSRV
• 2026-05-21 Price Changed $324,975 MLSRV
• 2026-05-13 Price Changed $325,000 MLSRV
• 2026-04-29 Listed $350,000 MLSRV
• 2021-06-11 Sold (Public Records) $288,000 Public Records
• 2021-06-11 Sold (MLS) $288,000 MLSRV
• 2021-04-09 Listed $289,900 MLSRV
• 2018-05-17 Sold (Public Records) $234,950 Public Records
• 2018-05-17 Sold (MLS) $234,950 MLSRV
• 2018-03-08 Listed $234,950 MLSRV
• 2013-04-26 Sold (Public Records) $215,000 Public Records
• 2013-04-25 Sold (MLS) $215,000 MLSRV
• 2012-12-10 Listed $219,950 MLSRV
• 2012-12-05 Listing Removed — MLSRV
• 2011-10-11 Listed $208,500 MLSRV

Property tax history

+5.3%/yr

Latest (2025): $2,593 · +0.0% YoY. Source: county tax records.