355 Clan Alpine Way · Glasgow, VA 24555

$199,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 66 Days on market

Built 1998 3.02 ac lot $112/sqft · 15% below area Est $236k · 15% under

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Why this score? — see what drove the B- 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 +22.6/30.0
• ARV discount +14.4/15.0
• DSCR +7.2/10.0
• Appreciation +6.0/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities. Zoned for Natural Bridge Elementary, Maury River Middle, and Rockbridge County High School. Buyer to verify school information.

Key facts

• Breathtaking views
• Country living
• Spacious decks

Tags

• 3 ACRES
• SPACIOUS DECKS
• BREATHTAKING VIEWS
• MATURE TREES
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $341 ($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 $196k (1.7% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#471 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Rockbridge County Public School District (town): math 43% / reading 67% proficiency, ranked #80 of 131 in VA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 85 units permitted in Rockbridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (1.9% local appreciation)).
• Rockbridge County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 66 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $200k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $236,388
• List price: $199,900
• Delta: -15.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.61×
• Total profit: $34,358
• Equity at exit: $77,824

10-year hold

• IRR: 14.4%
• Equity multiple: 2.90×
• Total profit: $106,600
• Equity at exit: $111,287

Cash invested: $55,972 (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 24555

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $341

Break-even live

Break-even rent $1,534

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $454	-5% $397	+0% $341	+5% $284	+10% $227
Rent	-10% $185	-5% $263	+0% $341	+5% $418	+10% $496
Rate	-1.0pp $441	-0.5pp $391	base $341	+0.5pp $289	+1.0pp $236

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 66 DOM
2. 2026-06-17
   days on market $199,900 Active 65 DOM
3. 2026-06-16
   days on market $199,900 Active 64 DOM
4. 2026-06-15
   days on market $199,900 Active 63 DOM
5. 2026-06-14
   days on market $199,900 Active 61 DOM
6. 2026-06-10
   days on market $199,900 Active 58 DOM
7. 2026-06-09
   days on market $199,900 Active 57 DOM
8. 2026-06-08
   days on market $199,900 Active 56 DOM
9. 2026-06-07
   days on market $199,900 Active 55 DOM
10. 2026-06-03
    days on market $199,900 Active 51 DOM
11. 2026-06-02
    days on market $199,900 Active 50 DOM
12. 2026-06-01
    days on market $199,900 Active 49 DOM
13. 2026-05-31
    days on market $199,900 Active 48 DOM
14. 2026-05-31
    days on market $199,900 Active 47 DOM
15. 2026-05-11
    price $225,000 693-char remark

    Show marketing remark (565 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities.

16. 2026-05-11
    price $220,000 565-char remark

    Show marketing remark (565 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities.

17. 2026-05-07
    price $240,000 565-char remark

    Show marketing remark (693 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities. Zoned for Natural Bridge Elementary, Maury River Middle, and Rockbridge County High School. Buyer to verify school information.

18. 2026-05-07
    price $240,000 693-char remark

    Show marketing remark (693 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities. Zoned for Natural Bridge Elementary, Maury River Middle, and Rockbridge County High School. Buyer to verify school information.

19. 2026-05-04
    price $265,000 565-char remark

    Show marketing remark (693 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities. Zoned for Natural Bridge Elementary, Maury River Middle, and Rockbridge County High School. Buyer to verify school information.

20. 2026-05-04
    price $265,000 693-char remark

    Show marketing remark (693 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities. Zoned for Natural Bridge Elementary, Maury River Middle, and Rockbridge County High School. Buyer to verify school information.

21. 2026-04-20
    listed $280,000 Active 693-char remark

    Show marketing remark (693 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities. Zoned for Natural Bridge Elementary, Maury River Middle, and Rockbridge County High School. Buyer to verify school information.

22. 2026-04-13
    listed $280,000 Active 565-char remark

    Show marketing remark (565 chars)

    Charming 3-bedroom, 2-bath manufactured home on 3 acres at 355 Clan Alpine Way! This 1,782 sq. ft. home, built in 1998, offers comfortable living spaces and plenty of room to enjoy the outdoors and breathtaking views. Relax on the spacious decks, perfect for entertaining or taking in the serene surroundings. Garage provides extra storage or workspace. The property sits on rolling, sloping land with mature trees offering both privacy and potential. Ideal for buyers looking to add personal touches while enjoying country living just minutes from local amenities.

23. 2022-08-16
    soldstatus $58,000

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$680/yr (+$57/mo · 70.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥103°F today · 16 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: $23,576
• − Mortgage interest: −$11,198
• − Property taxes: −$959
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$5,815
• Taxable income: $832
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,887/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: Rockbridge County Public School District
• NCES district ID: 5103370
• Math proficiency: 43% ▼ -41.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $48,021
• Composite: 46.65/100
• National rank: #2408
• State rank: #80 of 131 in VA

Livability — Glasgow

• Score: 59/100
• State rank: #471
• US rank: #20232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,220

Population outlook (Rockbridge County) Hauer SSP2

• Today (2025): 22,549 people
• By 2030: 22,381 · -0.7%
• By 2040: 21,488 · -4.7%
• By 2050: 20,054 · -11.1%
• By 2075: 16,228 · -28.0%
• By 2100: 11,598 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 7%
• Common ancestry: Serbian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Rockbridge

• 2024 margin: Solid R (+33.8) · D 32.6% · R 66.4%
• 2008→2024 swing: -20.2pp toward R · 2008: -13.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+32.4 2016: R+29.6 2012: R+17.8 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 176.4084
• 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

+287.9% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $225,000 MLSRV
• 2026-05-11 Price Changed $220,000 BRIGHT MLS
• 2026-05-07 Price Changed $240,000 BRIGHT MLS
• 2026-05-07 Price Changed $240,000 MLSRV
• 2026-05-04 Price Changed $265,000 BRIGHT MLS
• 2026-05-04 Price Changed $265,000 MLSRV
• 2026-04-20 Listed $280,000 MLSRV
• 2026-04-13 Listed $280,000 BRIGHT MLS
• 2022-08-16 Sold (Public Records) $58,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $959 · +4.9% YoY. Source: county tax records.