10374 Tower Rd · Rhoadesville, VA 22567

$339,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 40 Days on market

Built 2004 3.00 ac lot $261/sqft · 14% below area Est $396k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +8.6/30.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Peaceful country living with endless potential! This 3BR/2BA one-level raised rambler is perfectly situated on 3 private acres, offering space, privacy, and the freedom of no HOA or covenants. Inside, you’ll find a spacious eat-in kitchen with a dining area, abundant cabinet and counter space, and excellent storage throughout. A separate laundry room just off the kitchen adds everyday convenience. The large living room is filled with natural light and offers plenty of space for relaxing or entertaining. The spacious primary suite features a private attached full bathroom, while the additional bedrooms are generously sized. Outside, enjoy a huge private yard with rear fencing and plent

Key facts

• Private acres
• Huge private yard
• Large living room

Tags

• PRIVATE ACRES
• SPACIOUS EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM
• LARGE LIVING ROOM
• PRIVATE ATTACHED FULL BATHROOM
• HUGE PRIVATE YARD

Property features AI

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Well water; Septic system sized to number of bedrooms; Electric heating and cooling; Electric hot water
• Home design: Detached structure; Architectural shingle roof; Vinyl siding; Entry-level bedrooms; Above-grade finished living space (estimated)
• Construction: Built by MCGLEN CONSTRUCTION LLC; Block foundation; Vinyl-clad windows
• Exterior features: Porch(es); Sidewalks; Chain link rear fencing; Property backs to trees; Front yard; Level and partly wooded lot; Private, rural setting with road frontage

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level; Master bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Heat pump heating; Central A/C; Electric cooling; Central air
• Interior features: Attic; Tub shower; Combination kitchen/dining; Traditional floor plan; Eat-in kitchen with table space; Dry wall walls and ceilings
• Laundry & utility: Washer in unit; Dryer in unit; Washer/dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (33.9% below list).
• Recommended offer: $224k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in Rhoadesville — 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: Lightfoot Elementary (math 35% / reading 53%, grade F, #851 of 1,108 statewide, top 77%, 237 students, 71% FRL); Locust Grove Middle (math 42% / reading 66%, grade B-, #205 of 342 statewide, top 61%, 693 students, 69% FRL); Orange County High (math 61% / reading 72%, grade B, #195 of 319 statewide, top 62%, 1,476 students, 43% FRL) — zoned schools average 61% FRL vs 34% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 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 40 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,129 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 12.6

CMA / ARV

• ARV (median comp): $395,992
• List price: $339,000
• Delta: -14.39%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10075 Tower Rd	0.57mi	3/2.0	1,368 (+5%)	6mo	$400,000	$292	60
Horsepen Rd	0.51mi	3/1.0	1,280 (-2%)	12mo	$150,000	$117	60

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

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-73,617
• Equity at exit: $50,546

10-year hold

• IRR: -16.9%
• Equity multiple: 0.07×
• Total profit: $-88,550
• Equity at exit: $29,311

Cash invested: $94,920 (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 22567

• Home prices YoY: -17.1%
• Active inventory: 46
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,241 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-291

Break-even live

Break-even rent $2,610

Max offer price $287,560

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-195	+0% $-291	+5% $-387	+10% $-483
Rent	-10% $-468	-5% $-380	+0% $-291	+5% $-203	+10% $-114
Rate	-1.0pp $-120	-0.5pp $-205	base $-291	+0.5pp $-379	+1.0pp $-468

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   statusdays on market $339,000 Active Under Contract 40 DOM
2. 2026-06-18
   days on market $339,000 Active 38 DOM
3. 2026-06-17
   days on market $339,000 Active 37 DOM
4. 2026-06-16
   days on market $339,000 Active 36 DOM
5. 2026-06-15
   days on market $339,000 Active 35 DOM
6. 2026-06-13
   days on market $339,000 Active 33 DOM
7. 2026-06-09
   days on market $339,000 Active 29 DOM
8. 2026-06-08
   days on market $339,000 Active 28 DOM
9. 2026-06-07
   days on market $339,000 Active 27 DOM
10. 2026-06-04
    days on market $339,000 Active 24 DOM
11. 2026-06-03
    days on market $339,000 Active 23 DOM
12. 2026-06-02
    days on market $339,000 Active 22 DOM
13. 2026-06-01
    days on market $339,000 Active 21 DOM
14. 2026-05-31
    days on market $339,000 Active 20 DOM
15. 2026-05-12
    listed $339,000 Active 1107-char remark

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$1,066/yr (+$89/mo · 62.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $26,895
• − Mortgage interest: −$18,989
• − Property taxes: −$1,714
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$9,862
• Taxable loss: −$9,668
• Est. tax savings @ 24.0%: +$2,320
• After-tax cash flow: $-1,174/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 — Rhoadesville

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

Census & demographics

• Population (ZIP): 2,861

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Italian 2% Romanian 2% Serbian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 12% Korean 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: ▼ -43.75%
• Current HPI: 211.6124
• 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

1 event — show timeline

• 2026-05-12 Listed $339,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2025): $1,714 · +13.1% YoY. Source: county tax records.