13573 Cooley Spring Ln · Broadway, VA 22815

$179,900

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 77 Days on market

Built 1800 0.84 ac lot $118/sqft · 17% below area Est $217k · 17% under ↓ 10% since listing

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you, including all new plumbing and electrical systems, new drywall throughout, and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written, now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it. Sold As-Is.

Key facts

• New drywall
• New plumbing
• Historic charm

Tags

• HISTORIC CHARM
• NEW PLUMBING
• NEW ELECTRICAL SYSTEMS
• NEW DRYWALL
• REPLACEMENT WINDOWS
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $162k (9.9% below list).
• Recommended offer: $162k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.9% in Broadway — 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 75/100 on livability (#132 in VA, #4,225 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Rockingham County Public School District (rural): math 47% / reading 64% proficiency, ranked #77 of 131 in VA (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 63 active listings in the ZIP; 683 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Rockingham County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,021 (9.9% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — 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: 0.90% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (median comp): $216,958
• List price: $179,900
• Delta: -17.08%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13573 Cooley Spring Ln	0.00mi	3/1.5	1,522 (0%)	1mo	$130,000	$85	97

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-16,404
• Equity at exit: $26,824

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,918
• Equity at exit: $15,554

Cash invested: $50,372 (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 22815

• Home prices YoY: -23.4%
• Active inventory: 63
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $201

Break-even live

Break-even rent $1,365

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $303	-5% $252	+0% $201	+5% $150	+10% $100
Rent	-10% $73	-5% $137	+0% $201	+5% $265	+10% $329
Rate	-1.0pp $292	-0.5pp $247	base $201	+0.5pp $155	+1.0pp $107

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending 1276-char remark

   Show marketing remark (1290 chars)

   Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you — including all new plumbing and electrical systems, new drywall throughout, replacement windows and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it.

2. 2026-05-14
   status Pending 1290-char remark

   Show marketing remark (1290 chars)

   Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you — including all new plumbing and electrical systems, new drywall throughout, replacement windows and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it.

3. 2026-03-09
   price $179,900 1290-char remark

   Show marketing remark (1290 chars)

   Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you — including all new plumbing and electrical systems, new drywall throughout, replacement windows and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it.

4. 2026-03-08
   price $179,900 1276-char remark

   Show marketing remark (1276 chars)

   Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you, including all new plumbing and electrical systems, new drywall throughout, and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written, now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it. Sold As-Is.

5. 2026-02-26
   listed $199,900 Active 1276-char remark

   Show marketing remark (1290 chars)

   Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you — including all new plumbing and electrical systems, new drywall throughout, replacement windows and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it.

6. 2026-02-26
   listed $199,900 Active 1290-char remark

   Show marketing remark (1290 chars)

   Step back in time and discover a rare opportunity to own a true piece of Brocks Gap history. Known as “Daddy Park's Stopover Place, ” this character-filled 3-bedroom, 1.5-bath home offers timeless craftsmanship with thoughtful modern updates already in place. Set in a peaceful country setting, this partially restored property blends historic charm with essential improvements that provide a strong foundation for completion. Much of the heavy lifting has been done for you — including all new plumbing and electrical systems, new drywall throughout, replacement windows and beautiful hardwood floors that add warmth and authenticity to the space. Rich in local history, the home’s original logs were floated down the river from a nearby sawmill, and the property once sat along the original road leading to West Virginia. The story is already written now it’s ready for its next chapter. With a deeded right of way and remaining materials on site conveying with the sale, this property presents an incredible opportunity for a visionary buyer or investor to complete the renovation and bring this historic treasure fully back to life. If you’ve been searching for a home with a story, soul, and the chance to add your own finishing touches, this is it.

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$752/yr (+$63/mo · 104.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $19,443
• − Mortgage interest: −$10,077
• − Property taxes: −$723
• − Insurance: −$900
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,233
• Taxable loss: −$601
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,561/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: Rockingham County Public School District
• NCES district ID: 5103390
• Math proficiency: 47% ▼ -36.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,178
• Composite: 47.58/100
• National rank: #2264
• State rank: #77 of 131 in VA

Livability — Broadway

• Score: 75/100
• State rank: #132
• US rank: #4225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,716

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 83,435 people
• By 2030: 85,223 · +2.1%
• By 2040: 87,667 · +5.1%
• By 2050: 88,550 · +6.1%
• By 2075: 90,331 · +8.3%
• By 2100: 85,122 · +2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Romanian 2% Serbian 2% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+37.0) · D 30.9% · R 68.0% · Other 1.1%
• 2008→2024 swing: -1.0pp toward R · 2008: -36.0pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+40.4 2016: R+43.5 2012: R+40.6 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.93%
• Current HPI: 183.4499
• 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

-10.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — HRAR
• 2026-05-14 Pending — BRIGHT MLS
• 2026-03-09 Price Changed $179,900 BRIGHT MLS
• 2026-03-08 Price Changed $179,900 HRAR
• 2026-02-26 Listed $199,900 BRIGHT MLS
• 2026-02-26 Listed $199,900 HRAR

Property tax history

+3.5%/yr

Latest (2025): $723 · +0.0% YoY. Source: county tax records.