586 Eldon Yates Dr · Stanley, VA 22851

$229,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 24 Days on market

Built 1958 7,623 sqft lot Est $246k · 7% 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 +26.2/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1-bathroom ranch-style home in Stanley, VA offers 1,104 sq. ft. of space with plenty of potential. Whether you're an investor or a buyer looking to make it your own, this home is a great opportunity to add value with some updates. The property features a spacious backyard, and a large shed, perfect for extra storage or a workshop. Conveniently located just minutes from Luray and a short drive to Historic Downtown Front Royal, you'll enjoy beautiful mountain views and easy access to outdoor recreation, caverns, and parks. A great option for those looking for a home to personalize—schedule your showing today! (Sold As-Is. Buyer to verify all information. )

Key facts

• Fully renovated
• New kitchen
• Renovated full bath

Tags

• FULLY RENOVATED
• NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED FULL BATH
• NEW FRONT AND SIDE DOORS
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Ownership is fee simple; Property assessed values available from assessor records

Exterior

• Parking: Driveway parking (3 spaces total); 3 total garage and parking spaces
• Utilities: Public water; On-site septic; Electric service for heating, cooling, and hot water
• Home design: Detached structure; Vinyl siding construction
• Construction: Block foundation; Estimated year built; Above-grade finished living area approximately 1,104 (assessor)
• Exterior features: Public water; On-site septic

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pumps and forced air heating; Electric heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area determined from assessor records

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#257 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Page County Public School District (rural): math 42% / reading 62% proficiency, ranked #96 of 131 in VA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stanley Elementary (math 37% / reading 47%, grade F, #866 of 1,108 statewide, top 80%, 361 students, 87% FRL); Page County Middle (math 36% / reading 60%, grade C-, #247 of 342 statewide, top 74%, 352 students, 70% FRL); Page County High (math 67% / reading 67%, grade B, #185 of 319 statewide, top 61%, 495 students, 70% FRL) — zoned schools average 75% FRL vs 45% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 164 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Page County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $125k; list at $230k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $246,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
586 Eldon Yates Dr	0.00mi	3/1.0 (+1)	1,104 (0%)	6mo	$125,000	$113	90
160 Honeysuckle Ln	0.47mi	3/1.0 (+1)	1,104 (0%)	2mo	$246,000	$223	72
184 Roundhead Dr	0.70mi	3/1.0 (+1)	940 (-15%)	13mo	$260,000	$277	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.52×
• Total profit: $162,523
• Equity at exit: $207,112

10-year hold

• IRR: 27.9%
• Equity multiple: 7.97×
• Total profit: $448,959
• Equity at exit: $446,645

Cash invested: $64,372 (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 22851

• Home prices YoY: 9.0%
• Active inventory: 46
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,455 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $588

Break-even live

Break-even rent $1,711

Max offer price $229,900

Occupancy floor 71%

Sensitivity live

Price	-10% $718	-5% $653	+0% $588	+5% $522	+10% $457
Rent	-10% $394	-5% $491	+0% $588	+5% $685	+10% $781
Rate	-1.0pp $703	-0.5pp $646	base $588	+0.5pp $528	+1.0pp $467

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-22
   days on market $229,900 Active 24 DOM
2. 2026-06-19
   days on market $229,900 Active 22 DOM
3. 2026-06-18
   days on market $229,900 Active 21 DOM
4. 2026-06-18
   price $229,900 Active 20 DOM
5. 2026-06-17
   days on market $235,000 Active 20 DOM
6. 2026-06-16
   days on market $235,000 Active 19 DOM
7. 2026-06-15
   days on market $235,000 Active 18 DOM
8. 2026-06-14
   days on market $235,000 Active 16 DOM
9. 2026-06-13
   days on market $235,000 Active 15 DOM
10. 2026-06-10
    days on market $235,000 Active 13 DOM
11. 2026-06-09
    days on market $235,000 Active 12 DOM
12. 2026-06-08
    days on market $235,000 Active 11 DOM
13. 2026-06-07
    days on market $235,000 Active 10 DOM
14. 2026-06-02
    days on market $235,000 Active 5 DOM
15. 2026-06-01
    days on market $235,000 Active 4 DOM
16. 2026-05-31
    days on market $235,000 Active 3 DOM
17. 2026-05-30
    days on market $235,000 Active 2 DOM
18. 2026-05-28
    listed $235,000 Active
19. 2025-12-18
    soldstatus $125,000 Closed 684-char remark

    Show marketing remark (684 chars)

    This 3-bedroom, 1-bathroom ranch-style home in Stanley, VA offers 1,104 sq. ft. of space with plenty of potential. Whether you're an investor or a buyer looking to make it your own, this home is a great opportunity to add value with some updates. The property features a spacious backyard, and a large shed, perfect for extra storage or a workshop. Conveniently located just minutes from Luray and a short drive to Historic Downtown Front Royal, you'll enjoy beautiful mountain views and easy access to outdoor recreation, caverns, and parks. A great option for those looking for a home to personalize—schedule your showing today! (Sold As-Is. Buyer to verify all information. )

20. 2025-03-26
    status Pending 684-char remark

    Show marketing remark (684 chars)

    This 3-bedroom, 1-bathroom ranch-style home in Stanley, VA offers 1,104 sq. ft. of space with plenty of potential. Whether you're an investor or a buyer looking to make it your own, this home is a great opportunity to add value with some updates. The property features a spacious backyard, and a large shed, perfect for extra storage or a workshop. Conveniently located just minutes from Luray and a short drive to Historic Downtown Front Royal, you'll enjoy beautiful mountain views and easy access to outdoor recreation, caverns, and parks. A great option for those looking for a home to personalize—schedule your showing today! (Sold As-Is. Buyer to verify all information. )

21. 2025-03-09
    price $149,900 684-char remark

    Show marketing remark (684 chars)

    This 3-bedroom, 1-bathroom ranch-style home in Stanley, VA offers 1,104 sq. ft. of space with plenty of potential. Whether you're an investor or a buyer looking to make it your own, this home is a great opportunity to add value with some updates. The property features a spacious backyard, and a large shed, perfect for extra storage or a workshop. Conveniently located just minutes from Luray and a short drive to Historic Downtown Front Royal, you'll enjoy beautiful mountain views and easy access to outdoor recreation, caverns, and parks. A great option for those looking for a home to personalize—schedule your showing today! (Sold As-Is. Buyer to verify all information. )

22. 2025-02-28
    listed $175,000 Active 684-char remark

    Show marketing remark (684 chars)

    This 3-bedroom, 1-bathroom ranch-style home in Stanley, VA offers 1,104 sq. ft. of space with plenty of potential. Whether you're an investor or a buyer looking to make it your own, this home is a great opportunity to add value with some updates. The property features a spacious backyard, and a large shed, perfect for extra storage or a workshop. Conveniently located just minutes from Luray and a short drive to Historic Downtown Front Royal, you'll enjoy beautiful mountain views and easy access to outdoor recreation, caverns, and parks. A great option for those looking for a home to personalize—schedule your showing today! (Sold As-Is. Buyer to verify all information. )

23. 2025-02-23
    historical $175,000 684-char remark

    Show marketing remark (684 chars)

    This 3-bedroom, 1-bathroom ranch-style home in Stanley, VA offers 1,104 sq. ft. of space with plenty of potential. Whether you're an investor or a buyer looking to make it your own, this home is a great opportunity to add value with some updates. The property features a spacious backyard, and a large shed, perfect for extra storage or a workshop. Conveniently located just minutes from Luray and a short drive to Historic Downtown Front Royal, you'll enjoy beautiful mountain views and easy access to outdoor recreation, caverns, and parks. A great option for those looking for a home to personalize—schedule your showing today! (Sold As-Is. Buyer to verify all information. )

24. 2024-08-22
    historical
25. 2024-07-18
    status Active
26. 2024-07-12
    historical Active Under Contract
27. 2024-06-15
    price $180,000
28. 2024-05-14
    price $189,000
29. 2024-04-15
    listed $199,000 Active
30. 2023-02-09
    historical
31. 2022-11-28
    status Active
32. 2022-10-18
    historical
33. 2022-09-28
    historical
34. 2022-04-13
    soldstatus $170,000
35. 2022-04-12
    soldstatus $170,000 Closed
36. 2022-01-28
    historical Active Under Contract
37. 2022-01-13
    listed $165,000 Active
38. 2015-07-16
    historical
39. 2015-07-16
    historical Expired
40. 2015-04-17
    listed Active
41. 2015-04-17
    listed $129,900
42. 2006-04-14
    historical
43. 2006-04-14
    soldstatus $60,000
44. 2006-04-14
    soldstatus $60,000
45. 2005-11-12
    listed $79,900

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$1,280/yr (+$107/mo · 211.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°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: $29,459
• − Mortgage interest: −$12,878
• − Property taxes: −$605
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$6,688
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $6,229/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: Page County Public School District
• NCES district ID: 5102850
• Math proficiency: 42% ▼ -35.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $43,808
• Composite: 43.77/100
• National rank: #2943
• State rank: #96 of 131 in VA

Livability — Stanley

• Score: 69/100
• State rank: #257
• US rank: #8832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,894

Population outlook (Page County) Hauer SSP2

• Today (2025): 22,843 people
• By 2030: 22,147 · -3.0%
• By 2040: 20,427 · -10.6%
• By 2050: 18,461 · -19.2%
• By 2075: 14,363 · -37.1%
• By 2100: 10,678 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Page

• 2024 margin: Solid R (+54.1) · D 22.5% · R 76.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -17.4pp · 2024: -54.1pp
• All cycles: 2024: R+54.1 2020: R+50.6 2016: R+49.8 2012: R+25.7 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.09%
• Current HPI: 350.7392
• 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

+194.1% since first listed

28 events — show timeline

• 2026-05-28 Listed $235,000 BRIGHT MLS
• 2025-12-18 Sold (MLS) $125,000 BRIGHT MLS
• 2025-03-26 Pending — BRIGHT MLS
• 2025-03-09 Price Changed $149,900 BRIGHT MLS
• 2025-02-28 Listed $175,000 BRIGHT MLS
• 2025-02-23 Coming Soon $175,000 BRIGHT MLS
• 2024-08-22 Listing Removed — BRIGHT MLS
• 2024-07-18 Relisted — BRIGHT MLS
• 2024-07-12 Contingent — BRIGHT MLS
• 2024-06-15 Price Changed $180,000 BRIGHT MLS
• 2024-05-14 Price Changed $189,000 BRIGHT MLS
• 2024-04-15 Listed $199,000 BRIGHT MLS
• 2023-02-09 Listing Removed — BRIGHT MLS
• 2022-11-28 Relisted — BRIGHT MLS
• 2022-10-18 Listing Removed — BRIGHT MLS
• 2022-09-28 Coming Soon — BRIGHT MLS
• 2022-04-13 Sold (Public Records) $170,000 Public Records
• 2022-04-12 Sold (MLS) $170,000 BRIGHT MLS
• 2022-01-28 Contingent — BRIGHT MLS
• 2022-01-13 Listed $165,000 BRIGHT MLS
• 2015-07-16 Delisted — MRIS
• 2015-07-16 Listing Removed — BRIGHT MLS
• 2015-04-17 Listed — MRIS
• 2015-04-17 Listed $129,900 BRIGHT MLS
• 2006-04-14 Sold (Public Records) $60,000 Public Records
• 2006-04-14 Sold (MLS) $60,000 MRIS
• 2006-04-14 Delisted — MRIS
• 2005-11-12 Listed $79,900 MRIS

Property tax history

+0.2%/yr

Latest (2025): $605 · +0.0% YoY. Source: county tax records.