1851 Cullers Run Rd · Orkney Springs, VA 26812

$75,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily · 9 Days on market

Built 1919 Poor condition 3.28 ac lot Est $65k · 15% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +5.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• ARV discount +0.8/15.0

Listing remarks MLS

Tucked away in the peaceful mountains of Hardy County, West Virginia, this 3.28-acre retreat (offered in two parcels) is the perfect opportunity to create your own getaway or full-time homestead. The 1,232 sq ft farmhouse is ready for renovation and your personal vision, ideally positioned to take in tranquil views of a neighboring pond. Step outside and enjoy the natural surroundings—walk up to your own deer stand, start a garden, or bring animals and make full use of the two existing sheds and open space. With HardyOneNet fiber optic internet available, you can stay connected while enjoying the quiet of country living. Property is being sold as-is, where-is—bring your ideas and make it your own mountain escape. Via Google Maps 52 minutes to Harrisonburg, 1 hour 21 minutes to Winchester and 43 minutes to Moorefield, WV.

Key facts

• 3.28 acre lot
• Built 1919
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hardy County Schools (rural): math 22% / reading 37% proficiency, ranked #34 of 55 in WV (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Hardy Early/Middle School (math 14% / reading 30%, grade F, #324 of 377 statewide, top 89%, 339 students, 0% FRL); East Hardy High School (math 24% / reading 54%, grade F, #21 of 110 statewide, top 26%, 313 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 150 units permitted in Hardy County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($519 loan paydown + $946 appreciation (1.3% local appreciation)).
• Hardy County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.17%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $65,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1851 Cullers Run Rd	0.00mi	3/1.0	1,232 (0%)	1mo	$65,000	$53	99

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

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.08×
• Total profit: $22,636
• Equity at exit: $26,628

10-year hold

• IRR: 23.6%
• Equity multiple: 3.91×
• Total profit: $61,141
• Equity at exit: $36,192

Cash invested: $21,000 (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 26812

• Home prices YoY: 0.7%
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $318

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Tucked away in the peaceful mountains of Hardy County, West Virginia, this 3.28-acre retreat (offered in two parcels) is the perfect opportunity to create your own getaway or full-time homestead. The 1,232 sq ft farmhouse is ready for renovation and your personal vision, ideally positioned to take in tranquil views of a neighboring pond. Step outside and enjoy the natural surroundings—walk up to your own deer stand, start a garden, or bring animals and make full use of the two existing sheds and open space. With HardyOneNet fiber optic internet available, you can stay connected while enjoying the quiet of country living. Property is being sold as-is, where-is—bring your ideas and make it your own mountain escape. Via Google Maps 52 minutes to Harrisonburg, 1 hour 21 minutes to Winchester and 43 minutes to Moorefield, WV.

2. 2026-04-15
   status Pending

   Show marketing remark (844 chars)

   Tucked away in the peaceful mountains of Hardy County, West Virginia, this 3.28-acre retreat (offered in two parcels) is the perfect opportunity to create your own getaway or full-time homestead. The 1,232 sq ft farmhouse is ready for renovation and your personal vision, ideally positioned to take in tranquil views of a neighboring pond. Step outside and enjoy the natural surroundings—walk up to your own deer stand, start a garden, or bring animals and make full use of the two existing sheds and open space. With HardyOneNet fiber optic internet available, you can stay connected while enjoying the quiet of country living. Property is being sold as-is, where-is—bring your ideas and make it your own mountain escape. Via Google Maps 52 minutes to Harrisonburg, 1 hour 21 minutes to Winchester and 43 minutes to Moorefield, WV.

3. 2026-04-06
   listed $75,000 Active
4. 2026-04-01
   listed $75,000 Active 844-char remark

   Show marketing remark (844 chars)

   Tucked away in the peaceful mountains of Hardy County, West Virginia, this 3.28-acre retreat (offered in two parcels) is the perfect opportunity to create your own getaway or full-time homestead. The 1,232 sq ft farmhouse is ready for renovation and your personal vision, ideally positioned to take in tranquil views of a neighboring pond. Step outside and enjoy the natural surroundings—walk up to your own deer stand, start a garden, or bring animals and make full use of the two existing sheds and open space. With HardyOneNet fiber optic internet available, you can stay connected while enjoying the quiet of country living. Property is being sold as-is, where-is—bring your ideas and make it your own mountain escape. Via Google Maps 52 minutes to Harrisonburg, 1 hour 21 minutes to Winchester and 43 minutes to Moorefield, WV.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,704
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,182
• Taxable income: $2,788
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,147/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior siding, HVAC system, and interior repairs. Landscaping and yard maintenance are also needed. The home's poor condition and lack of curb appeal significantly reduce its value.

Repairs flagged

• Major roof — Signs of potential leaks and wear.
• Major exterior siding — Peeling and in need of repainting or replacement.
• Major HVAC/mechanicals — Outdated and likely in need of replacement.
• Major interior walls/paint — Likely in poor condition and in need of repair or replacement.
• Major landscaping — Overgrown and in need of trimming and maintenance.
• Major foundation/structure — Aged and in poor condition, likely in need of structural repairs or replacement.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value.
• Both exterior siding replacement — New siding will improve the home's curb appeal and increase its value.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing both resale and rental value.
• Both interior repairs and painting — Repairs and painting will improve the home's interior condition and increase its value.
• Both landscaping and yard maintenance — A well-maintained yard will improve the home's curb appeal and increase its value.
• Both foundation and structural repairs — Structural repairs will ensure the home's safety and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaks and wear.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
HVAC/mechanicals · Outdated and likely in need of replacement.	Major	$15,000–50,000
interior walls/paint · Likely in poor condition and in need of repair or replacement.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
foundation/structure · Aged and in poor condition, likely in need of structural repairs or replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Both exterior siding replacement — New siding will improve the home's curb appeal and increase its value. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both interior repairs and painting — Repairs and painting will improve the home's interior condition and increase its value. ↑
• Both landscaping and yard maintenance — A well-maintained yard will improve the home's curb appeal and increase its value. ↑
• Both foundation and structural repairs — Structural repairs will ensure the home's safety and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hardy County Schools
• NCES district ID: 5400480
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $37,412
• Composite: 24.53/100
• National rank: #7646
• State rank: #34 of 55 in WV

Livability — Orkney Springs

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

Census & demographics

• Population (ZIP): 1,644

Population outlook (Hardy County) Hauer SSP2

• Today (2025): 13,424 people
• By 2030: 13,009 · -3.1%
• By 2040: 12,015 · -10.5%
• By 2050: 11,041 · -17.8%
• By 2075: 9,433 · -29.7%
• By 2100: 8,269 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Hardy

• 2024 margin: Solid R (+57.7) · D 20.2% · R 77.9% · Other 1.8%
• 2008→2024 swing: -30.4pp toward R · 2008: -27.3pp · 2024: -57.7pp
• All cycles: 2024: R+57.7 2020: R+54.9 2016: R+54.7 2012: R+39.7 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 173.1728
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-15 Pending — HRAR
• 2026-04-15 Pending — BRIGHT MLS
• 2026-04-06 Listed $75,000 BRIGHT MLS
• 2026-04-01 Listed $75,000 HRAR