17464 Executive Ln · Culpeper, VA 22701

$249,900

4 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 153 Days on market

Built 1939 9.00 ac lot $198/sqft · 41% below area Est $424k · 41% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.9/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

Key facts

• Private road
• 9 acre lot
• Built 1939

Tags

• EASY ACCESS TO ROUTE 29
• PRIVATE ROAD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $295 ($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 $227k (9.4% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.4% in Culpeper — 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 76/100 on livability (#119 in VA, #3,736 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: commute F.
• Culpeper County Public School District (town): math 49% / reading 63% proficiency, ranked #69 of 131 in VA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 245 active listings in the ZIP; solid renter incomes; 425 units permitted in Culpeper County in 2024 (60 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 $7k of value loss. Plan a longer hold.
• Culpeper County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 18y 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.
• Current owner paid $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $423,608
• List price: $249,900
• Delta: -41.01%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18089 N Merrimac Rd	0.13mi	3/2.0 (-1)	1,120 (-11%)	14mo	$365,000	$326	54
17411 N Merrimac Rd	0.61mi	3/2.0 (-1)	1,296 (+2%)	21mo	$342,000	$264	41
18128 Merrimac S	0.44mi	3/2.0 (-1)	1,406 (+11%)	19mo	$389,000	$277	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-28,460
• Equity at exit: $37,261

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-26,696
• Equity at exit: $21,607

Cash invested: $69,972 (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 22701

• Home prices YoY: -17.5%
• Rents YoY: -0.5%
• Active inventory: 245
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $295

Break-even live

Break-even rent $1,892

Max offer price $249,900

Occupancy floor 82%

Sensitivity live

Price	-10% $436	-5% $366	+0% $295	+5% $224	+10% $153
Rent	-10% $116	-5% $205	+0% $295	+5% $384	+10% $474
Rate	-1.0pp $421	-0.5pp $358	base $295	+0.5pp $230	+1.0pp $164

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $249,900 Active 153 DOM
2. 2026-06-17
   days on market $249,900 Active 152 DOM
3. 2026-06-16
   days on market $249,900 Active 151 DOM
4. 2026-06-15
   days on market $249,900 Active 150 DOM
5. 2026-06-13
   days on market $249,900 Active 148 DOM
6. 2026-06-09
   days on market $249,900 Active 144 DOM
7. 2026-06-08
   days on market $249,900 Active 143 DOM
8. 2026-06-07
   days on market $249,900 Active 142 DOM
9. 2026-06-04
   days on market $249,900 Active 139 DOM
10. 2026-06-03
    days on market $249,900 Active 138 DOM
11. 2026-06-02
    days on market $249,900 Active 137 DOM
12. 2026-06-01
    days on market $249,900 Active 136 DOM
13. 2026-05-31
    days on market $249,900 Active 135 DOM
14. 2026-03-29
    status Active 542-char remark

    Show marketing remark (542 chars)

    Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

15. 2026-03-21
    historical Active Under Contract 542-char remark

    Show marketing remark (542 chars)

    Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

16. 2026-01-08
    listed $249,900 Active 542-char remark

    Show marketing remark (542 chars)

    Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

17. 2026-01-08
    historical

    Show marketing remark (542 chars)

    Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

18. 2026-01-08
    listed $249,900 Active

    Show marketing remark (542 chars)

    Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

19. 2026-01-08
    historical

    Show marketing remark (542 chars)

    Endless opportunities for this land. It is within 10 minutes of town of Culpeper. Road , Electric, Well and Septic are in placed. Enter house at your own risk!!! Property being sold "as is" House is in need of repairs! Land is deep with a slope flowing in the rear, There is a hunting cabin in the woods. Easy access to route 29 and the town. Lovely lot at the end of private road. Property offers many possibilities. Choose to renovate the house or tear down, keeping power, well and septic are in place. Septic is being repaired.

20. 2025-04-14
    status Active
21. 2025-03-14
    historical Active Under Contract
22. 2025-01-01
    status Active
23. 2025-01-01
    status Active
24. 2024-12-31
    historical
25. 2024-12-31
    historical
26. 2024-09-27
    listed $249,900 Active
27. 2024-09-05
    listed $249,900 Active
28. 2015-10-12
    historical Expired
29. 2015-10-12
    historical Expired
30. 2015-10-12
    historical
31. 2015-10-12
    historical
32. 2015-07-26
    status Active
33. 2015-07-26
    status Active
34. 2015-07-12
    historical
35. 2015-07-12
    historical
36. 2015-03-29
    price
37. 2015-03-29
    price
38. 2015-02-04
    historical
39. 2015-02-04
    historical
40. 2015-01-11
    listed Active
41. 2015-01-11
    listed Active
42. 2015-01-11
    listed $99,995
43. 2015-01-11
    listed $99,995
44. 2014-12-09
    historical Withdrawn
45. 2014-12-09
    historical
46. 2014-08-12
    listed Active
47. 2014-08-11
    listed $129,900
48. 2014-08-04
    listed $129,900
49. 2014-08-04
    listed $129,900
50. 2014-02-01
    historical

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$1,088/yr (+$91/mo · 113.2%)

ⓘ 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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $27,184
• − Mortgage interest: −$13,998
• − Property taxes: −$961
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$7,270
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $3,693/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: Culpeper County Public School District
• NCES district ID: 5101050
• Math proficiency: 49% ▼ -33.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $66,051
• Composite: 49.24/100
• National rank: #2033
• State rank: #69 of 131 in VA

Livability — Culpeper

• Score: 76/100
• State rank: #119
• US rank: #3736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Culpeper County · 38,512 people
• City population: 38,512
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 38,512
• Household income: $97,892
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 659.0

Population outlook (Culpeper County) Hauer SSP2

• Today (2025): 54,299 people
• By 2030: 56,492 · +4.0%
• By 2040: 60,267 · +11.0%
• By 2050: 62,773 · +15.6%
• By 2075: 67,747 · +24.8%
• By 2100: 65,971 · +21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 15% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Culpeper

• 2024 margin: Strong R (+25.0) · D 37.0% · R 61.9% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -9.7pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+19.9 2016: R+25.3 2012: R+16.3 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.78%
• Current HPI: 333.8018
• Rent YoY: ▼ -0.54%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+61.2% since first listed

54 events — show timeline

• 2026-03-29 Relisted — BRIGHT MLS
• 2026-03-21 Contingent — BRIGHT MLS
• 2026-01-08 Listing Removed — BRIGHT MLS
• 2026-01-08 Listed $249,900 BRIGHT MLS
• 2026-01-08 Listing Removed — BRIGHT MLS
• 2026-01-08 Listed $249,900 BRIGHT MLS
• 2025-04-14 Relisted — BRIGHT MLS
• 2025-03-14 Contingent — BRIGHT MLS
• 2025-01-01 Relisted — BRIGHT MLS
• 2025-01-01 Relisted — BRIGHT MLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-09-27 Listed $249,900 BRIGHT MLS
• 2024-09-05 Listed $249,900 BRIGHT MLS
• 2015-10-12 Listing Removed — BRIGHT MLS
• 2015-10-12 Listing Removed — BRIGHT MLS
• 2015-10-12 Delisted — MRIS
• 2015-10-12 Delisted — MRIS
• 2015-07-26 Relisted — MRIS
• 2015-07-26 Relisted — MRIS
• 2015-07-12 Delisted — MRIS
• 2015-07-12 Delisted — MRIS
• 2015-03-29 Price Changed — MRIS
• 2015-03-29 Price Changed — MRIS
• 2015-02-04 Listing Removed — CAAR
• 2015-02-04 Listing Removed — CAAR
• 2015-01-11 Listed — MRIS
• 2015-01-11 Listed — MRIS
• 2015-01-11 Listed $99,995 BRIGHT MLS
• 2015-01-11 Listed $99,995 BRIGHT MLS
• 2014-12-09 Listing Removed — BRIGHT MLS
• 2014-12-09 Delisted — MRIS
• 2014-08-12 Listed — MRIS
• 2014-08-11 Listed $129,900 BRIGHT MLS
• 2014-08-04 Listed $129,900 CAAR
• 2014-08-04 Listed $129,900 CAAR
• 2014-02-01 Delisted — MRIS
• 2013-07-03 Listed — MRIS
• 2013-07-03 Listed $270,000 BRIGHT MLS
• 2013-07-03 Listing Removed — BRIGHT MLS
• 2013-03-02 Listing Removed — BRIGHT MLS
• 2013-03-02 Delisted — MRIS
• 2012-05-01 Price Changed — MRIS
• 2012-03-29 Listed — MRIS
• 2012-03-29 Listed $699,000 BRIGHT MLS
• 2010-07-01 Delisted — MRIS
• 2010-07-01 Listing Removed — BRIGHT MLS
• 2009-12-09 Listed — MRIS
• 2009-12-09 Listed $190,000 BRIGHT MLS
• 2008-03-13 Sold (Public Records) $130,000 Public Records
• 2008-03-11 Sold (MLS) $130,000 MRIS
• 2008-02-07 Delisted — MRIS
• 2008-01-29 Listed $155,000 CAAR
• 2008-01-29 Listed $155,000 MRIS

Property tax history

-1.9%/yr

Latest (2025): $961 · +16.2% YoY. Source: county tax records.