620 Grommet Dr · Harrisonburg, VA 22801

$445,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 55 Days on market

Built 2022 9,583 sqft lot $329/sqft · 90% above area Est $475k · 6% under $48/mo HOA · 2% of rent

---

Why this score? — see what drove the F 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 +10.3/15.0
• Cash flow +5.0/30.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home at 620 Grommet Drive in Rockingham, VA, offering approximately 2,740 square feet of finished living space. This spacious property features a bright and functional layout designed for comfortable everyday living and easy entertaining. The main level includes generous living and dining areas, along with a well-equipped kitchen that provides ample cabinetry and workspace. Multiple bedrooms and bathrooms offer flexibility and comfort for a variety of living arrangements. The fully finished basement adds valuable additional space, perfect for a family room, home office, gym, or guest area. This versatile lower level enhances the home’s functionality and livability. Step outside to enjoy a beautifully designed stamped concrete patio, complete with a relaxing hot tub—ideal for unwinding or entertaining guests. The outdoor space offers plenty of room to relax and enjoy the surroundings. Conveniently located near local amenities, schools, and major routes, this home offers both comfort and accessibility. A great opportunity to own a spacious home in a desirable Rockingham neighborhood.

Key facts

• Relaxing hot tub
• Conveniently located
• 9,583 sq ft lot

Tags

• BRIGHT AND FUNCTIONAL LAYOUT
• WELL EQUIPPED KITCHEN
• FULLY FINISHED BASEMENT
• STAMPED CONCRETE PATIO
• RELAXING HOT TUB
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (41.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (52.5% below list).
• Recommended offer: $212k (52.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#24 in VA, #666 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Rockingham County Public School District (rural): math 47% / reading 64% proficiency, ranked #77 of 131 in VA (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mountain View Elementary (math 37% / reading 52%, grade F, #827 of 1,108 statewide, top 77%, 406 students, 53% FRL); Wilbur S. Pence Middle (math 46% / reading 64%, grade B-, #189 of 342 statewide, top 56%, 668 students, 39% FRL); Turner Ashby High (math 78% / reading 82%, grade A, #60 of 319 statewide, top 19%, 994 students, 35% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 683 units permitted in Rockingham County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Rockingham County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $211,596 (52.5% 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 55 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.48% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.17%
• DSCR: 0.55
• GRM: 17.5

CMA / ARV

• ARV (median comp): $474,973
• List price: $445,000
• Delta: -6.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 Wingtip Way	0.10mi	3/2.5	1,440 (+6%)	2mo	$370,000	$257	81
730 Wingtip Way	0.07mi	3/2.0	1,440 (+6%)	13mo	$364,900	$253	75
665 Grommet Dr	0.04mi	3/2.5	1,307 (-3%)	20mo	$354,900	$272	74
715 Wingtip Way	0.05mi	3/2.5	1,440 (+6%)	23mo	$331,500	$230	66
540 Wingtip Way	0.12mi	3/2.5	1,440 (+6%)	19mo	$349,000	$242	66
830 Wingtip Way	0.11mi	3/2.5	1,440 (+6%)	21mo	$369,000	$256	65
211 Pear St	0.28mi	3/1.5	1,196 (-12%)	2mo	$362,000	$303	64

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

Projected returns pro-forma

-3.0% appreciation · 6.48% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.06×
• Total profit: $-131,882
• Equity at exit: $66,351

10-year hold

• IRR: -24.5%
• Equity multiple: -0.35×
• Total profit: $-168,385
• Equity at exit: $38,475

Cash invested: $124,600 (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 22801

• Rents YoY: 6.5%
• Active inventory: 196
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$185
• HOA: −$48
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-1,056

Break-even live

Break-even rent $3,453

Max offer price $258,449

Occupancy floor —

Sensitivity live

Price	-10% $-804	-5% $-930	+0% $-1,056	+5% $-1,182	+10% $-1,308
Rent	-10% $-1,223	-5% $-1,140	+0% $-1,056	+5% $-972	+10% $-889
Rate	-1.0pp $-832	-0.5pp $-943	base $-1,056	+0.5pp $-1,171	+1.0pp $-1,289

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 Buckle St , VA	2.0–4.0	2.5–3.5	1717	$2,654	$1.54	45d	23	0.24mi
2511 Millwood Loop Harrisonburg, VA	2.0	2.5	1150	$1,495	$1.30	45d	1	0.39mi
2412 Millwood Loop Harrisonburg, VA	2.0	2.5	1260	$1,495	$1.19	45d	1	0.42mi
229 Wakefield Pl Harrisonburg, VA	2.0	2.5	1680	$1,595	$0.95	45d	1	1.07mi
207 Wakefield Pl Harrisonburg, VA	3.0	2.0	1314	$2,150	$1.64	45d	1	1.11mi
474 Diana Ct Rockingham, VA	3.0	2.5	1549	$2,300	$1.48	45d	1	1.32mi
607 John Tyler Cir Harrisonburg, VA	2.0	2.0	1175	$1,716	$1.46	45d	1	1.48mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: gym

Listing history 23 events

1. 2026-06-22
   days on market $445,000 Active 55 DOM
2. 2026-06-19
   days on market $445,000 Active 53 DOM
3. 2026-06-18
   days on market $445,000 Active 52 DOM
4. 2026-06-17
   days on market $445,000 Active 51 DOM
5. 2026-06-16
   days on market $445,000 Active 50 DOM
6. 2026-06-15
   days on market $445,000 Active 49 DOM
7. 2026-06-14
   days on market $445,000 Active 47 DOM
8. 2026-06-13
   days on market $445,000 Active 46 DOM
9. 2026-06-10
   days on market $445,000 Active 44 DOM
10. 2026-06-09
    days on market $445,000 Active 43 DOM
11. 2026-06-08
    days on market $445,000 Active 42 DOM
12. 2026-06-07
    days on market $445,000 Active 41 DOM
13. 2026-06-05
    days on market $445,000 Active 38 DOM
14. 2026-06-03
    days on market $445,000 Active 37 DOM
15. 2026-06-02
    days on market $445,000 Active 36 DOM
16. 2026-06-01
    days on market $445,000 Active 35 DOM
17. 2026-05-31
    days on market $445,000 Active 34 DOM
18. 2026-05-30
    statusdays on market $445,000 Active 33 DOM
19. 2026-05-14
    historical Active Under Contract 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to this well-maintained home at 620 Grommet Drive in Rockingham, VA, offering approximately 2,740 square feet of finished living space. This spacious property features a bright and functional layout designed for comfortable everyday living and easy entertaining. The main level includes generous living and dining areas, along with a well-equipped kitchen that provides ample cabinetry and workspace. Multiple bedrooms and bathrooms offer flexibility and comfort for a variety of living arrangements. The fully finished basement adds valuable additional space, perfect for a family room, home office, gym, or guest area. This versatile lower level enhances the home’s functionality and livability. Step outside to enjoy a beautifully designed stamped concrete patio, complete with a relaxing hot tub—ideal for unwinding or entertaining guests. The outdoor space offers plenty of room to relax and enjoy the surroundings. Conveniently located near local amenities, schools, and major routes, this home offers both comfort and accessibility. A great opportunity to own a spacious home in a desirable Rockingham neighborhood.

20. 2026-05-06
    status Active 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to this well-maintained home at 620 Grommet Drive in Rockingham, VA, offering approximately 2,740 square feet of finished living space. This spacious property features a bright and functional layout designed for comfortable everyday living and easy entertaining. The main level includes generous living and dining areas, along with a well-equipped kitchen that provides ample cabinetry and workspace. Multiple bedrooms and bathrooms offer flexibility and comfort for a variety of living arrangements. The fully finished basement adds valuable additional space, perfect for a family room, home office, gym, or guest area. This versatile lower level enhances the home’s functionality and livability. Step outside to enjoy a beautifully designed stamped concrete patio, complete with a relaxing hot tub—ideal for unwinding or entertaining guests. The outdoor space offers plenty of room to relax and enjoy the surroundings. Conveniently located near local amenities, schools, and major routes, this home offers both comfort and accessibility. A great opportunity to own a spacious home in a desirable Rockingham neighborhood.

21. 2026-04-15
    status Pending 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to this well-maintained home at 620 Grommet Drive in Rockingham, VA, offering approximately 2,740 square feet of finished living space. This spacious property features a bright and functional layout designed for comfortable everyday living and easy entertaining. The main level includes generous living and dining areas, along with a well-equipped kitchen that provides ample cabinetry and workspace. Multiple bedrooms and bathrooms offer flexibility and comfort for a variety of living arrangements. The fully finished basement adds valuable additional space, perfect for a family room, home office, gym, or guest area. This versatile lower level enhances the home’s functionality and livability. Step outside to enjoy a beautifully designed stamped concrete patio, complete with a relaxing hot tub—ideal for unwinding or entertaining guests. The outdoor space offers plenty of room to relax and enjoy the surroundings. Conveniently located near local amenities, schools, and major routes, this home offers both comfort and accessibility. A great opportunity to own a spacious home in a desirable Rockingham neighborhood.

22. 2026-04-03
    listed $445,000 Active 1142-char remark

    Show marketing remark (1142 chars)

    Welcome to this well-maintained home at 620 Grommet Drive in Rockingham, VA, offering approximately 2,740 square feet of finished living space. This spacious property features a bright and functional layout designed for comfortable everyday living and easy entertaining. The main level includes generous living and dining areas, along with a well-equipped kitchen that provides ample cabinetry and workspace. Multiple bedrooms and bathrooms offer flexibility and comfort for a variety of living arrangements. The fully finished basement adds valuable additional space, perfect for a family room, home office, gym, or guest area. This versatile lower level enhances the home’s functionality and livability. Step outside to enjoy a beautifully designed stamped concrete patio, complete with a relaxing hot tub—ideal for unwinding or entertaining guests. The outdoor space offers plenty of room to relax and enjoy the surroundings. Conveniently located near local amenities, schools, and major routes, this home offers both comfort and accessibility. A great opportunity to own a spacious home in a desirable Rockingham neighborhood.

23. 2022-12-08
    listed $387,170

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $3,649 · $304/mo
• Expected delta: +$1,722/yr (+$143/mo · 89.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $25,392
• − Mortgage interest: −$24,927
• − Property taxes: −$1,927
• − Insurance: −$2,225
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$576
• − Depreciation: −$12,945
• Taxable loss: −$21,272
• Est. tax savings @ 24.0%: +$5,105
• After-tax cash flow: $-7,567/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: Rockingham County Public School District
• NCES district ID: 5103390
• Math proficiency: 47% ▼ -36.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,178
• Composite: 47.58/100
• National rank: #2264
• State rank: #77 of 131 in VA

Livability — Harrisonburg

• Score: 84/100
• State rank: #24
• US rank: #666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harrisonburg City · 70,357 people
• City population: 70,357
• Metro: Harrisonburg, VA
• Population (ZIP): 39,983
• Household income: $72,067
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 2712.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 83,435 people
• By 2030: 85,223 · +2.1%
• By 2040: 87,667 · +5.1%
• By 2050: 88,550 · +6.1%
• By 2075: 90,331 · +8.3%
• By 2100: 85,122 · +2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 12% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 16% · Canada, South Korea, Vietnam
• Languages at home: 76% English-only · Spanish 15% Russian/Polish/Slavic 2% Arabic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+37.0) · D 30.9% · R 68.0% · Other 1.1%
• 2008→2024 swing: -1.0pp toward R · 2008: -36.0pp · 2024: -37.0pp
• All cycles: 2024: R+37.0 2020: R+40.4 2016: R+43.5 2012: R+40.6 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.01%
• Current HPI: 166.3265
• Rent YoY: ▲ 6.48%
• Metro: Harrisonburg, VA
• 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

+14.9% since first listed

5 events — show timeline

• 2026-05-14 Contingent — HRAR
• 2026-05-06 Relisted — HRAR
• 2026-04-15 Pending — HRAR
• 2026-04-03 Listed $445,000 HRAR
• 2022-12-08 Listed $387,170 HRAR

Property tax history

+0.0%/yr

Latest (2025): $1,927 · +0.0% YoY. Source: county tax records.