13390 Glenbrook Ave · Meadowview, VA 24361

$159,000

5 bd · 2.0 ba · 1,955 sqft · SingleFamily public records · 299 Days on market

Built 1948 0.69 ac lot $81/sqft · 37% below area Est $253k · 37% under ↓ 16% since listing

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Why this score? — see what drove the A- 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Appreciation +6.5/10.0
• Schools +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location, location, location! This is it! Located just off exit 24 Very close to all of the amenities Abingdon and the charming Meadowview town square. Three bedrooms, two baths. Extra large, eat-in kitchen, dining room, and living room with propane gas fireplace. Also has two rooms upstairs, which offer a multitude of uses. Work at home, office, crafting area, or a kids play area. Covered front porch. The propane tank has been removed. Health department was unable to locate septic documents. One car garage. The front garage door doesn't work. Outbuilding, fruit trees, plenty of space for a garden spot. Zoning is B2. Please check with Washington County VA Zoning for possible uses. Sold as is. Home inspections are welcome for informational purposes only. Pre approval letter or proof of funds must accompany all offers. Conventional or cash only. All information provided as a courtesy and is not deemed to be accurate. Purchaser to verify all information

Key facts

• Covered front porch
• Outbuilding
• Zoning is b2

Tags

• EXTRA LARGE EAT IN KITCHEN
• COVERED FRONT PORCH
• OUTBUILDING
• FRUIT TREES
• GARDEN SPOT
• ZONING IS B2

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 36 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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 1948 — 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. 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: 1.17% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (median comp): $253,291
• List price: $159,000
• Delta: -37.23%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.18×
• Total profit: $52,565
• Equity at exit: $72,024

10-year hold

• IRR: 21.8%
• Equity multiple: 4.15×
• Total profit: $140,243
• Equity at exit: $111,411

Cash invested: $44,520 (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 24361

• Home prices YoY: 1.6%
• Active inventory: 36
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $518

Break-even live

Break-even rent $1,211

Max offer price $159,000

Occupancy floor 67%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $159,000 Active 299 DOM
2. 2026-06-18
   days on market $159,000 Active 298 DOM
3. 2026-06-17
   days on market $159,000 Active 297 DOM
4. 2026-06-16
   days on market $159,000 Active 296 DOM
5. 2026-06-15
   days on market $159,000 Active 295 DOM
6. 2026-06-14
   days on market $159,000 Active 293 DOM
7. 2026-06-13
   days on market $159,000 Active 292 DOM
8. 2026-06-10
   days on market $159,000 Active 290 DOM
9. 2026-06-09
   days on market $159,000 Active 289 DOM
10. 2026-06-08
    days on market $159,000 Active 288 DOM
11. 2026-06-07
    days on market $159,000 Active 287 DOM
12. 2026-06-02
    days on market $159,000 Active 282 DOM
13. 2026-06-01
    days on market $159,000 Active 281 DOM
14. 2026-05-31
    days on market $159,000 Active 280 DOM
15. 2026-05-30
    days on market $159,000 Active 279 DOM
16. 2025-08-25
    listed $159,000 Active 964-char remark

    Show marketing remark (964 chars)

    Location, location, location! This is it! Located just off exit 24 Very close to all of the amenities Abingdon and the charming Meadowview town square. Three bedrooms, two baths. Extra large, eat-in kitchen, dining room, and living room with propane gas fireplace. Also has two rooms upstairs, which offer a multitude of uses. Work at home, office, crafting area, or a kids play area. Covered front porch. The propane tank has been removed. Health department was unable to locate septic documents. One car garage. The front garage door doesn't work. Outbuilding, fruit trees, plenty of space for a garden spot. Zoning is B2. Please check with Washington County VA Zoning for possible uses. Sold as is. Home inspections are welcome for informational purposes only. Pre approval letter or proof of funds must accompany all offers. Conventional or cash only. All information provided as a courtesy and is not deemed to be accurate. Purchaser to verify all information

17. 2025-08-25
    listed $159,000 Active 964-char remark

    Show marketing remark (964 chars)

    Location, location, location! This is it! Located just off exit 24 Very close to all of the amenities Abingdon and the charming Meadowview town square. Three bedrooms, two baths. Extra large, eat-in kitchen, dining room, and living room with propane gas fireplace. Also has two rooms upstairs, which offer a multitude of uses. Work at home, office, crafting area, or a kids play area. Covered front porch. The propane tank has been removed. Health department was unable to locate septic documents. One car garage. The front garage door doesn't work. Outbuilding, fruit trees, plenty of space for a garden spot. Zoning is B2. Please check with Washington County VA Zoning for possible uses. Sold as is. Home inspections are welcome for informational purposes only. Pre approval letter or proof of funds must accompany all offers. Conventional or cash only. All information provided as a courtesy and is not deemed to be accurate. Purchaser to verify all information

18. 2025-02-17
    price $165,000
19. 2025-02-17
    price $165,000
20. 2024-07-15
    price $183,000
21. 2024-07-15
    price $183,000
22. 2024-03-06
    price $189,000
23. 2024-03-06
    price $189,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$628/yr (+$52/mo · 92.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $22,391
• − Mortgage interest: −$8,906
• − Property taxes: −$676
• − Insurance: −$795
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$4,625
• Taxable income: $3,806
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $5,299/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Meadowview

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,644

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 190.3097
• 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

-15.9% since first listed

8 events — show timeline

• 2025-08-25 Listed $159,000 TVRMLS
• 2025-08-25 Listed $159,000 SWVAR
• 2025-02-17 Price Changed $165,000 TVRMLS
• 2025-02-17 Price Changed $165,000 SWVAR
• 2024-07-15 Price Changed $183,000 TVRMLS
• 2024-07-15 Price Changed $183,000 SWVAR
• 2024-03-06 Price Changed $189,000 TVRMLS
• 2024-03-06 Price Changed $189,000 SWVAR

Property tax history

+0.0%/yr

Latest (2024): $676 · +0.0% YoY. Source: county tax records.