271 Eby Ln · Fancy Gap, VA 24328

$250,000

2 bd · 1.0 ba · 779 sqft · SingleFamily · 11 Days on market

Built 2021 0.45 ac lot

---

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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0

Listing remarks

Escape to the mountains with this beautifully maintained 2-bedroom, 1-bath log cabin featuring breathtaking long-range mountain views to include Buffalo Mtn. Whether you're looking for a vacation retreat, Airbnb, or full-time residence, this charming cabin offers the perfect blend of comfort and outdoor adventure. The tranquil yard is designed for relaxation, offering multiple outdoor sitting areas where you can unwind, entertain, or simply take in the peaceful surroundings. A chicken coop and versatile outbuilding provide added functionality for hobby farming, storage, or workshop space. Spend your days fishing, hiking, and scenic drives along the Blue Ridge Parkway and your evenings at th

Key facts

• 0.45 acre lot
• Built 2021
• Listed 10 days

Property features AI

Finance

• Other: Private maintained road access
• HOA & community: No homeowner association

Exterior

• Parking: Driveway (gravel)
• Utilities: Private well water; Private sewer (septic tank); Electric water heater; Electric power
• Home design: Residential stick/site-built house; One-story; Built in 2021; Existing structure
• Construction: Log construction; Crawl space foundation; Shingle roof (not explicitly listed — roof type not provided)
• Exterior features: Garden; Storage structure on property; Mountain and natural land setting; Mountain view

Interior

• Kitchen: Range
• Bedrooms: Primary suite located on the main level
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heat pump (heating and cooling); Forced air heating; Electric heating
• Interior features: Primary bedroom on the main level; Attic access only; Wood flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (38.9% below list).
• Recommended offer: $153k (38.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Fancy Gap — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#515 in VA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 134 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.9% local appreciation)).
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $152,705 (38.9% 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. 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. 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: 0.61% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.14×
• Total profit: $10,013
• Equity at exit: $110,286

10-year hold

• IRR: 6.0%
• Equity multiple: 1.90×
• Total profit: $63,212
• Equity at exit: $168,329

Cash invested: $70,000 (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 24328

• Home prices YoY: 1.7%
• Active inventory: 134
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-282

Break-even live

Break-even rent $1,884

Max offer price $200,126

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $250,000 Active 11 DOM
2. 2026-06-18
   days on market $250,000 Active 10 DOM
3. 2026-06-17
   days on market $250,000 Active 9 DOM
4. 2026-06-16
   days on market $250,000 Active 8 DOM
5. 2026-06-15
   days on market $250,000 Active 7 DOM
6. 2026-06-14
   days on market $250,000 Active 5 DOM
7. 2026-06-12
   days on market $250,000 Active 4 DOM
8. 2026-06-09
   statusdays on market $250,000 Active 1 DOM
9. 2026-06-08
   days on market $250,000 Coming Soon 4 DOM
10. 2026-06-07
    days on market $250,000 Coming Soon 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $250,000 Coming Soon 1 DOM

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$1,168/yr (+$97/mo · 132.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 17 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: $18,325
• − Mortgage interest: −$14,004
• − Property taxes: −$882
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$7,273
• Taxable loss: −$8,016
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $-1,464/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Fancy Gap

• Score: 56/100
• State rank: #515
• US rank: #23081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,724

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Italian 7% Serbian 4% Slovak 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.85%
• Current HPI: 168.5656
• 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

• 2026-06-04 Coming Soon $250,000 Triad MLS

Property tax history

+32.0%/yr

Latest (2025): $882 · +49.5% YoY. Source: county tax records.