162 Tinkerview Dr · Cloverdale, VA 24077

$208,900

2 bd · 1.5 ba · 1,188 sqft · Townhouse public records · 30 Days on market

Built 1988 Est $209k · at est. $107/mo HOA · 6% of rent

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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 +15.2/30.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Appreciation +5.8/10.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

End Unit with one level living option - Listed & sold same day.

Key facts

• Move-in ready
• New flooring
• Cloverdale location

Tags

• ONE LEVEL LIVING
• MOVE-IN READY
• NEW FLOORING
• CLOVERDALE LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $107

Exterior

• Parking: Three open parking spaces; Designated parking spaces
• Utilities: Electric-powered heat pump
• Home design: Residential property; Built in 1988
• Exterior features: Rear porch

Interior

• Bedrooms: Three bedrooms total; One bedroom on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Heat pump (electric) for heating and cooling; Property has heating and has cooling
• Interior features: Six total rooms; Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $209k.

Deal economics

• At list price, monthly cash flow is $4 ($53/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 $185k (11.4% below list).
• Recommended offer: $185k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#325 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: employment C-, amenities F, commute F.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Cloverdale Elementary (math 77% / reading 87%, grade A+, #106 of 1,108 statewide, top 11%, 249 students, 33% FRL); Read Mountain Middle (math 75% / reading 82%, grade A+, #32 of 342 statewide, top 9%, 657 students, 35% FRL); Lord Botetourt High (math 83% / reading 92%, grade A, #15 of 319 statewide, top 4%, 980 students, 27% FRL).
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $58k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $113k; list at $209k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000 (11.4% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $209,088
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Tinkerview Dr	0.00mi	3/2.0 (+1)	1,188 (0%)	1mo	$208,900	$176	92
425 Tinkerview Dr	0.21mi	2/1.5	1,200 (+1%)	22mo	$210,000	$175	70
25 Tinkerview Dr	0.13mi	2/1.5	1,060 (-11%)	18mo	$169,950	$160	61
124 Cypress Ct	0.43mi	2/2.0	1,286 (+8%)	14mo	$285,000	$222	53
172 Cypress Ct	0.45mi	2/2.0	1,286 (+8%)	13mo	$285,000	$222	53

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

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.18×
• Total profit: $10,247
• Equity at exit: $77,722

10-year hold

• IRR: 7.4%
• Equity multiple: 1.96×
• Total profit: $56,260
• Equity at exit: $108,436

Cash invested: $58,492 (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 24077

• Home prices YoY: 0.9%
• Active inventory: 6
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,095
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$107
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $4

Break-even live

Break-even rent $1,844

Max offer price $208,900

Occupancy floor 95%

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: $52,225
• Closing costs: $6,267
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Tinkerview Dr Cloverdale, VA	3.0	2.0	1188	$1,850	$1.56	43d	1	0.04mi

HOA detail

• Monthly dues: $107 · $1,284/yr

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-03-30
   listed $208,900 Active
3. 2020-03-02
   soldstatus $113,120 69-char remark

   Show marketing remark (69 chars)

   End Unit with one level living option - Listed & sold same day.

4. 2020-03-02
   listed $113,120 69-char remark

   Show marketing remark (69 chars)

   End Unit with one level living option - Listed & sold same day.

5. 2016-05-04
   soldstatus $98,000
6. 2016-05-03
   soldstatus $98,000 486-char remark

   Show marketing remark (486 chars)

   New heat pump about 8yrs ago. New roof 2005,Brand New Water Heater Nov 2015.New washer/dryer 2014, New DW about 5 YRS ago, new Range/oven about 6 YRS ago, new Ref about 10 YRS ago. End unit, no through traffic and big yard area. 3 parking spaces, NEW paint, light fixtures, door locks, new faucets KIT & M Bath. New landscaping. Urban garden. Covered Patio. Exterior Storage BLDG insulated, Storage BLDG has shelves, 2 attics. Landscaping Lights. Master bedroom has walk-in closet

7. 2015-09-04
   listed $99,950 486-char remark

   Show marketing remark (486 chars)

   New heat pump about 8yrs ago. New roof 2005,Brand New Water Heater Nov 2015.New washer/dryer 2014, New DW about 5 YRS ago, new Range/oven about 6 YRS ago, new Ref about 10 YRS ago. End unit, no through traffic and big yard area. 3 parking spaces, NEW paint, light fixtures, door locks, new faucets KIT & M Bath. New landscaping. Urban garden. Covered Patio. Exterior Storage BLDG insulated, Storage BLDG has shelves, 2 attics. Landscaping Lights. Master bedroom has walk-in closet

8. 2002-05-07
   soldstatus $82,000
9. 2002-05-06
   soldstatus $82,000
10. 2002-03-18
    listed $83,950

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$500/yr (+$42/mo · 41.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$11,702
• − Property taxes: −$1,213
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$1,284
• − Depreciation: −$6,077
• Taxable loss: −$3,470
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $886/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Cloverdale

• Score: 66/100
• State rank: #325
• US rank: #12236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverdale, VA
• Population (ZIP): 1,098

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 11% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 10% Slovak 9% Serbian 8%
• Foreign-born: 2%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 167.3582
• 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

+148.8% since first listed

10 events — show timeline

• 2026-04-29 Pending — MLSRV
• 2026-03-30 Listed $208,900 MLSRV
• 2020-03-02 Listed $113,120 MLSRV
• 2020-03-02 Sold (MLS) $113,120 MLSRV
• 2016-05-04 Sold (Public Records) $98,000 Public Records
• 2016-05-03 Sold (MLS) $98,000 MLSRV
• 2015-09-04 Listed $99,950 MLSRV
• 2002-05-07 Sold (Public Records) $82,000 Public Records
• 2002-05-06 Sold (MLS) $82,000 MLSRV
• 2002-03-18 Listed $83,950 MLSRV

Property tax history

+3.5%/yr

Latest (2025): $1,213 · +0.0% YoY. Source: county tax records.