219 Josephine St · Berryville, VA 22611

$299,990

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 49 Days on market

Built 1973 0.25 ac lot $375/sqft · 14% below area Est $350k · 14% 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).

• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks MLS

Charming Home for Sale in Berryville’s Historic Heart – Welcome to 219 Josephine Street! Discover small-town charm with everyday convenience at this beautifully maintained 2-bedroom, 1-bath home in the heart of Berryville. Perfectly positioned in a walkable historic neighborhood, this inviting property places you just minutes from downtown shops, dining, and local events, while still offering a peaceful residential setting. Inside, the home features newly updated flooring, abundant natural light, and thoughtful details that create a warm, welcoming atmosphere. The well-appointed kitchen showcases cherry cabinetry and granite countertops and flows seamlessly into the adjacent living room, making it ideal for both everyday living and entertaining. Step outside to enjoy a spacious, private yard, perfect for relaxing, gardening, or play along with the convenience of off-street parking via a private driveway. Located in adorable Berryville, this home offers easy access to major commuter routes while preserving the relaxed, community-oriented lifestyle the town is known for. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, 219 Josephine Street delivers comfort, character, and location in one exceptional package. * Photos shown are virtually staged *

Key facts

• Private yard
• Cherry cabinetry
• Granite countertops

Tags

• HISTORIC NEIGHBORHOOD
• NEWLY UPDATED FLOORING
• ABUNDANT NATURAL LIGHT
• CHERRY CABINETRY
• GRANITE COUNTERTOPS
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (32.6% below list).
• Recommended offer: $202k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.1% in Berryville — 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 (#117 in VA, #3,582 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: cost of living D+, amenities F, commute F.
• Clarke County Public School District (rural): math 52% / reading 69% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15 units permitted in Clarke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Clarke County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,077 (32.6% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

• ARV (median comp): $350,311
• List price: $299,990
• Delta: -14.36%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $150,819
• Equity at exit: $270,255

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $453,622
• Equity at exit: $582,815

Cash invested: $83,997 (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 22611

• Home prices YoY: 6.2%
• Active inventory: 35
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-195

Break-even live

Break-even rent $2,268

Max offer price $265,540

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Cameron St Berryville, VA	3.0	2.5	1070	$2,100	$1.96	43d	1	0.74mi
430 Mosby Blvd Berryville, VA	1.0–2.0	1.0–2.0	899	$1,895	$2.11	1d	4	1.39mi

Listing history 50 events

1. 2026-06-09
   days on market $299,990 Active 49 DOM
2. 2026-06-08
   days on market $299,990 Active 48 DOM
3. 2026-06-07
   days on market $299,990 Active 47 DOM
4. 2026-06-04
   days on market $299,990 Active 44 DOM
5. 2026-06-03
   days on market $299,990 Active 43 DOM
6. 2026-06-02
   days on market $299,990 Active 42 DOM
7. 2026-06-01
   days on market $299,990 Active 41 DOM
8. 2026-05-31
   days on market $299,990 Active 40 DOM
9. 2026-04-21
   listed $299,990 Active 1324-char remark

   Show marketing remark (1324 chars)

   Charming Home for Sale in Berryville’s Historic Heart – Welcome to 219 Josephine Street! Discover small-town charm with everyday convenience at this beautifully maintained 2-bedroom, 1-bath home in the heart of Berryville. Perfectly positioned in a walkable historic neighborhood, this inviting property places you just minutes from downtown shops, dining, and local events, while still offering a peaceful residential setting. Inside, the home features newly updated flooring, abundant natural light, and thoughtful details that create a warm, welcoming atmosphere. The well-appointed kitchen showcases cherry cabinetry and granite countertops and flows seamlessly into the adjacent living room, making it ideal for both everyday living and entertaining. Step outside to enjoy a spacious, private yard, perfect for relaxing, gardening, or play along with the convenience of off-street parking via a private driveway. Located in adorable Berryville, this home offers easy access to major commuter routes while preserving the relaxed, community-oriented lifestyle the town is known for. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, 219 Josephine Street delivers comfort, character, and location in one exceptional package. * Photos shown are virtually staged *

10. 2026-04-21
    historical

    Show marketing remark (1324 chars)

    Charming Home for Sale in Berryville’s Historic Heart – Welcome to 219 Josephine Street! Discover small-town charm with everyday convenience at this beautifully maintained 2-bedroom, 1-bath home in the heart of Berryville. Perfectly positioned in a walkable historic neighborhood, this inviting property places you just minutes from downtown shops, dining, and local events, while still offering a peaceful residential setting. Inside, the home features newly updated flooring, abundant natural light, and thoughtful details that create a warm, welcoming atmosphere. The well-appointed kitchen showcases cherry cabinetry and granite countertops and flows seamlessly into the adjacent living room, making it ideal for both everyday living and entertaining. Step outside to enjoy a spacious, private yard, perfect for relaxing, gardening, or play along with the convenience of off-street parking via a private driveway. Located in adorable Berryville, this home offers easy access to major commuter routes while preserving the relaxed, community-oriented lifestyle the town is known for. Whether you’re looking for a primary residence, weekend retreat, or investment opportunity, 219 Josephine Street delivers comfort, character, and location in one exceptional package. * Photos shown are virtually staged *

11. 2026-03-18
    status Active
12. 2026-03-10
    historical Active Under Contract
13. 2026-02-27
    status Active
14. 2026-02-23
    historical Active Under Contract
15. 2026-02-10
    status Active
16. 2026-01-23
    historical $2,000
17. 2026-01-23
    status Pending
18. 2026-01-21
    listed $315,000 Active
19. 2025-11-03
    listed $2,000
20. 2024-04-10
    soldstatus $295,000 Closed
21. 2024-04-10
    soldstatus $295,000
22. 2024-03-12
    historical Active Under Contract
23. 2024-03-08
    price $295,000
24. 2024-03-06
    listed $300,000 Active
25. 2024-03-05
    historical $300,000
26. 2021-08-16
    soldstatus $185,000
27. 2021-08-13
    soldstatus $185,000 Closed
28. 2021-07-14
    historical Active Under Contract
29. 2021-07-06
    price $199,900
30. 2021-07-06
    status Active
31. 2021-03-07
    status Pending
32. 2021-03-07
    historical
33. 2021-03-03
    status Active
34. 2021-02-28
    historical Active Under Contract
35. 2021-02-25
    status Active
36. 2020-12-15
    status Pending
37. 2020-12-03
    listed $189,900 Active
38. 2020-03-20
    historical
39. 2020-02-25
    price $189,900
40. 2019-11-12
    status Active
41. 2019-11-06
    historical Active Under Contract
42. 2019-10-26
    listed $199,900 Active
43. 2018-10-31
    historical
44. 2018-07-12
    price $179,900
45. 2018-06-16
    price $194,900
46. 2018-05-29
    listed $199,900 Active
47. 2017-05-22
    soldstatus $149,000
48. 2017-05-18
    soldstatus $149,000 Sold
49. 2017-05-18
    soldstatus $149,000
50. 2017-03-24
    status Contingent (No Kick Out)

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$1,341/yr (+$112/mo · 119.8%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,249
• − Mortgage interest: −$16,804
• − Property taxes: −$1,119
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$8,727
• Taxable loss: −$7,781
• Est. tax savings @ 24.0%: +$1,867
• After-tax cash flow: $-473/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: Clarke County Public School District
• NCES district ID: 5100870
• Math proficiency: 52% ▼ -28.00%
• Reading proficiency: 69% ▼ -3.00%
• Median HH income: $72,709
• Composite: 53.6/100
• National rank: #1439
• State rank: #47 of 131 in VA

Livability — Berryville

• Score: 76/100
• State rank: #117
• US rank: #3582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berryville, VA
• City population: 9,292
• Population (ZIP): 9,292

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 15,102 people
• By 2030: 15,463 · +2.4%
• By 2040: 16,014 · +6.0%
• By 2050: 16,212 · +7.4%
• By 2075: 17,257 · +14.3%
• By 2100: 16,631 · +10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Black 4% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Clarke

• 2024 margin: R (+16.9) · D 40.8% · R 57.7% · Other 1.5%
• 2008→2024 swing: -11.7pp toward R · 2008: -5.2pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+13.6 2016: R+19.8 2012: R+13.7 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.06%
• Current HPI: 380.9257
• 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

+300.5% since first listed

51 events — show timeline

• 2026-04-21 Listing Removed — BRIGHT MLS
• 2026-04-21 Listed $299,990 BRIGHT MLS
• 2026-03-18 Relisted — BRIGHT MLS
• 2026-03-10 Contingent — BRIGHT MLS
• 2026-02-27 Relisted — BRIGHT MLS
• 2026-02-23 Contingent — BRIGHT MLS
• 2026-02-10 Relisted — BRIGHT MLS
• 2026-01-23 Rental Removed $2,000 BRIGHTMLS
• 2026-01-23 Pending — BRIGHT MLS
• 2026-01-21 Listed $315,000 BRIGHT MLS
• 2025-11-03 Listed for Rent $2,000 BRIGHTMLS
• 2024-04-10 Sold (Public Records) $295,000 Public Records
• 2024-04-10 Sold (MLS) $295,000 BRIGHT MLS
• 2024-03-12 Contingent — BRIGHT MLS
• 2024-03-08 Price Changed $295,000 BRIGHT MLS
• 2024-03-06 Listed $300,000 BRIGHT MLS
• 2024-03-05 Coming Soon $300,000 BRIGHT MLS
• 2021-08-16 Sold (Public Records) $185,000 Public Records
• 2021-08-13 Sold (MLS) $185,000 BRIGHT MLS
• 2021-07-14 Contingent — BRIGHT MLS
• 2021-07-06 Price Changed $199,900 BRIGHT MLS
• 2021-07-06 Relisted — BRIGHT MLS
• 2021-03-07 Pending — BRIGHT MLS
• 2021-03-07 Listing Removed — BRIGHT MLS
• 2021-03-03 Relisted — BRIGHT MLS
• 2021-02-28 Contingent — BRIGHT MLS
• 2021-02-25 Relisted — BRIGHT MLS
• 2020-12-15 Pending — BRIGHT MLS
• 2020-12-03 Listed $189,900 BRIGHT MLS
• 2020-03-20 Listing Removed — BRIGHT MLS
• 2020-02-25 Price Changed $189,900 BRIGHT MLS
• 2019-11-12 Relisted — BRIGHT MLS
• 2019-11-06 Contingent — BRIGHT MLS
• 2019-10-26 Listed $199,900 BRIGHT MLS
• 2018-10-31 Listing Removed — BRIGHT MLS
• 2018-07-12 Price Changed $179,900 BRIGHT MLS
• 2018-06-16 Price Changed $194,900 BRIGHT MLS
• 2018-05-29 Listed $199,900 BRIGHT MLS
• 2017-05-22 Sold (Public Records) $149,000 Public Records
• 2017-05-18 Sold (MLS) $149,000 BRIGHT MLS
• 2017-05-18 Sold (MLS) $149,000 MRIS
• 2017-03-24 Pending — MRIS
• 2017-03-23 Listing Removed — BRIGHT MLS
• 2017-03-17 Relisted — MRIS
• 2017-03-02 Pending — MRIS
• 2017-02-24 Listed $148,500 MRIS
• 2017-02-24 Listed $148,500 BRIGHT MLS
• 2016-12-06 Listing Removed — BRIGHT MLS
• 2016-12-06 Delisted — MRIS
• 2016-11-10 Listed — MRIS
• 2016-11-10 Listed $74,900 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2025): $1,119 · +44.7% YoY. Source: county tax records.