14512 Cedar Creek Rd · Meadowview, VA 24361

$174,999

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 88 Days on market

Built 1993 2.00 ac lot $101/sqft · 12% below area Est $203k · 14% 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 +24.3/30.0
• ARV discount +13.7/15.0
• DSCR +7.8/10.0
• Appreciation +6.5/10.0
• Schools +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable and peaceful country living with endless potential. This charming home sits on two unrestricted acres, offering space, privacy, and room to make it your own. Inside, cathedral ceilings create an open and airy feel, while the kitchen showcases beautiful oak cabinetry, a center island bar, and plenty of workspace. A cozy gas fireplace anchors the living area, adding warmth and comfort throughout. All-new kitchen appliances and living room furniture convey with the sale, making this home move-in ready. Step outside to enjoy the wraparound porch and deck, ideal for morning coffee, gatherings, or simply taking in the serene country views. The property also features a large wired storage building with workshop potential, a concrete parking area, and an in-ground pool complete with a new liner, pump, and cover. With no HOA or restrictions, the land offers flexibility to expand, garden, or create your own mini homestead. Discover quiet country living and unlimited possibilities

Key facts

• Oak cabinetry
• In-ground pool
• Center island bar

Tags

• TWO UNRESTRICTED ACRES
• OAK CABINETRY
• CENTER ISLAND BAR
• ALL-NEW KITCHEN APPLIANCES
• WRAPAROUND PORCH
• IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $7k 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $202,855
• List price: $174,999
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.90×
• Total profit: $44,060
• Equity at exit: $79,271

10-year hold

• IRR: 17.3%
• Equity multiple: 3.54×
• Total profit: $124,580
• Equity at exit: $122,621

Cash invested: $49,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $353

Break-even live

Break-even rent $1,340

Max offer price $174,999

Occupancy floor 75%

Sensitivity live

Price	-10% $452	-5% $403	+0% $353	+5% $304	+10% $254
Rent	-10% $212	-5% $283	+0% $353	+5% $424	+10% $494
Rate	-1.0pp $441	-0.5pp $398	base $353	+0.5pp $308	+1.0pp $262

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $174,999 Active 88 DOM
2. 2026-06-18
   days on market $174,999 Active 87 DOM
3. 2026-06-17
   days on market $174,999 Active 86 DOM
4. 2026-06-16
   days on market $174,999 Active 85 DOM
5. 2026-06-15
   days on market $174,999 Active 84 DOM
6. 2026-06-14
   days on market $174,999 Active 82 DOM
7. 2026-06-13
   days on market $174,999 Active 81 DOM
8. 2026-06-10
   days on market $174,999 Active 79 DOM
9. 2026-06-09
   days on market $174,999 Active 78 DOM
10. 2026-06-08
    days on market $174,999 Active 77 DOM
11. 2026-06-07
    days on market $174,999 Active 76 DOM
12. 2026-06-02
    days on market $174,999 Active 71 DOM
13. 2026-06-01
    days on market $174,999 Active 70 DOM
14. 2026-05-31
    days on market $174,999 Active 69 DOM
15. 2026-05-30
    days on market $174,999 Active 68 DOM
16. 2026-05-12
    status Active 995-char remark

    Show marketing remark (995 chars)

    Affordable and peaceful country living with endless potential. This charming home sits on two unrestricted acres, offering space, privacy, and room to make it your own. Inside, cathedral ceilings create an open and airy feel, while the kitchen showcases beautiful oak cabinetry, a center island bar, and plenty of workspace. A cozy gas fireplace anchors the living area, adding warmth and comfort throughout. All-new kitchen appliances and living room furniture convey with the sale, making this home move-in ready. Step outside to enjoy the wraparound porch and deck, ideal for morning coffee, gatherings, or simply taking in the serene country views. The property also features a large wired storage building with workshop potential, a concrete parking area, and an in-ground pool complete with a new liner, pump, and cover. With no HOA or restrictions, the land offers flexibility to expand, garden, or create your own mini homestead. Discover quiet country living and unlimited possibilities

17. 2026-04-22
    status Pending 995-char remark

    Show marketing remark (995 chars)

    Affordable and peaceful country living with endless potential. This charming home sits on two unrestricted acres, offering space, privacy, and room to make it your own. Inside, cathedral ceilings create an open and airy feel, while the kitchen showcases beautiful oak cabinetry, a center island bar, and plenty of workspace. A cozy gas fireplace anchors the living area, adding warmth and comfort throughout. All-new kitchen appliances and living room furniture convey with the sale, making this home move-in ready. Step outside to enjoy the wraparound porch and deck, ideal for morning coffee, gatherings, or simply taking in the serene country views. The property also features a large wired storage building with workshop potential, a concrete parking area, and an in-ground pool complete with a new liner, pump, and cover. With no HOA or restrictions, the land offers flexibility to expand, garden, or create your own mini homestead. Discover quiet country living and unlimited possibilities

18. 2026-03-22
    status Active 995-char remark

    Show marketing remark (995 chars)

    Affordable and peaceful country living with endless potential. This charming home sits on two unrestricted acres, offering space, privacy, and room to make it your own. Inside, cathedral ceilings create an open and airy feel, while the kitchen showcases beautiful oak cabinetry, a center island bar, and plenty of workspace. A cozy gas fireplace anchors the living area, adding warmth and comfort throughout. All-new kitchen appliances and living room furniture convey with the sale, making this home move-in ready. Step outside to enjoy the wraparound porch and deck, ideal for morning coffee, gatherings, or simply taking in the serene country views. The property also features a large wired storage building with workshop potential, a concrete parking area, and an in-ground pool complete with a new liner, pump, and cover. With no HOA or restrictions, the land offers flexibility to expand, garden, or create your own mini homestead. Discover quiet country living and unlimited possibilities

19. 2026-02-10
    status Pending 995-char remark

    Show marketing remark (995 chars)

    Affordable and peaceful country living with endless potential. This charming home sits on two unrestricted acres, offering space, privacy, and room to make it your own. Inside, cathedral ceilings create an open and airy feel, while the kitchen showcases beautiful oak cabinetry, a center island bar, and plenty of workspace. A cozy gas fireplace anchors the living area, adding warmth and comfort throughout. All-new kitchen appliances and living room furniture convey with the sale, making this home move-in ready. Step outside to enjoy the wraparound porch and deck, ideal for morning coffee, gatherings, or simply taking in the serene country views. The property also features a large wired storage building with workshop potential, a concrete parking area, and an in-ground pool complete with a new liner, pump, and cover. With no HOA or restrictions, the land offers flexibility to expand, garden, or create your own mini homestead. Discover quiet country living and unlimited possibilities

20. 2026-01-22
    listed $174,999 Active 995-char remark

    Show marketing remark (995 chars)

    Affordable and peaceful country living with endless potential. This charming home sits on two unrestricted acres, offering space, privacy, and room to make it your own. Inside, cathedral ceilings create an open and airy feel, while the kitchen showcases beautiful oak cabinetry, a center island bar, and plenty of workspace. A cozy gas fireplace anchors the living area, adding warmth and comfort throughout. All-new kitchen appliances and living room furniture convey with the sale, making this home move-in ready. Step outside to enjoy the wraparound porch and deck, ideal for morning coffee, gatherings, or simply taking in the serene country views. The property also features a large wired storage building with workshop potential, a concrete parking area, and an in-ground pool complete with a new liner, pump, and cover. With no HOA or restrictions, the land offers flexibility to expand, garden, or create your own mini homestead. Discover quiet country living and unlimited possibilities

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$622/yr (+$52/mo · 76.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,441
• − Mortgage interest: −$9,803
• − Property taxes: −$813
• − Insurance: −$875
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,091
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $3,895/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

5 events — show timeline

• 2026-05-12 Relisted — TVRMLS
• 2026-04-22 Pending — TVRMLS
• 2026-03-22 Relisted — TVRMLS
• 2026-02-10 Pending — TVRMLS
• 2026-01-22 Listed $174,999 TVRMLS

Property tax history

+0.7%/yr

Latest (2025): $813 · +1.4% YoY. Source: county tax records.