6547 Sperryville Pike · Culpeper, VA 22713

$399,000

4 bd · 3.0 ba · 3,846 sqft · SingleFamily public records · 52 Days on market

Built 1898 9.53 ac lot $104/sqft · 42% below area Est $686k · 42% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +6.8/30.0
• Appreciation +5.1/10.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

"Quaint Acres" is ready for a new owner to restore it to it's former beauty. The farmhouse, built in 1898, sits on 9.53 acres, conveniently located minutes from the Hazel River, the town of Culpeper, and the town of Sperryville. For expanded acreage, the adjoining 5 acre parcel is also for sale (MLS VACU2012734). Septic exists, however there is no well on the property. The property includes several outbuildings, once used as a corn crib, meat house, and potato house, in addition to a 2 stall horse barn. Bring your vision and come take a look.

Key facts

• 9.53 acre lot
• Built 1898
• Listed 51 days

Property features AI

Finance

• Financial info: Ownership: Fee simple; Property condition listed as below average; Agricultural tax status applies

Exterior

• Parking: Off-street parking
• Utilities: Electric service available; Electric hot water; Septic system (septic exists; septic sized relative to bedrooms)
• Home design: Detached structure; Metal roof; Skylights
• Construction: Frame construction; Other foundation type
• Exterior features: Fully fenced; Porch(es); Other outdoor structures: barn/stable, storage barn/shed, shed, shed shop, machine shed, other

Interior

• Kitchen: Cooktop; Double oven; Wall oven; Refrigerator; Icemaker; Exhaust fan; Dishwasher
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level; Additional listed rooms include Master Bedroom, Bedroom 2, Bedroom 4, Bedroom 6, and an In-Law/AuPair suite
• Flooring: Wood floors
• Bathrooms: Two full bathrooms on the first upper level; One full bathroom on the main level; Three full bathrooms total
• Heating & cooling: Heat pump(s); Electric and oil heating fuel; Window air conditioning units (electric)
• Interior features: Breakfast area and dining area; Built-in cabinetry; Master bathroom(s); Whirlpool/hot tub; Traditional floor plan; Plaster walls
• Laundry & utility: Washer; Dryer; Storage room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-613 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (43.0% below list).
• Recommended offer: $227k (43.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.4% in Culpeper — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#119 in VA, #3,736 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: commute F.
• Culpeper County Public School District (town): math 49% / reading 63% proficiency, ranked #69 of 131 in VA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: A.G. Richardson Elementary (math 57% / reading 60%, grade B-, #576 of 1,108 statewide, top 52%, 545 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 425 units permitted in Culpeper County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($3k loan paydown + $512 appreciation (0.1% local appreciation)).
• Culpeper County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, 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 52 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,339 (43.0% 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 52 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 14.6

CMA / ARV

• ARV (median comp): $686,250
• List price: $399,000
• Delta: -41.86%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

0.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.57×
• Total profit: $-48,484
• Equity at exit: $118,425

10-year hold

• IRR: -3.2%
• Equity multiple: 0.66×
• Total profit: $-38,141
• Equity at exit: $144,419

Cash invested: $111,720 (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 22713

• Home prices YoY: 0.0%
• Active inventory: 16
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-613

Break-even live

Break-even rent $3,049

Max offer price $290,700

Occupancy floor —

Sensitivity live

Price	-10% $-387	-5% $-500	+0% $-613	+5% $-726	+10% $-839
Rent	-10% $-793	-5% $-703	+0% $-613	+5% $-523	+10% $-433
Rate	-1.0pp $-412	-0.5pp $-512	base $-613	+0.5pp $-716	+1.0pp $-822

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $399,000 Active 52 DOM
2. 2026-06-18
   days on market $399,000 Active 49 DOM
3. 2026-06-17
   days on market $399,000 Active 48 DOM
4. 2026-06-16
   days on market $399,000 Active 47 DOM
5. 2026-06-15
   days on market $399,000 Active 46 DOM
6. 2026-06-13
   days on market $399,000 Active 44 DOM
7. 2026-06-09
   days on market $399,000 Active 40 DOM
8. 2026-06-08
   days on market $399,000 Active 39 DOM
9. 2026-06-07
   days on market $399,000 Active 38 DOM
10. 2026-06-04
    days on market $399,000 Active 35 DOM
11. 2026-06-03
    days on market $399,000 Active 34 DOM
12. 2026-06-02
    days on market $399,000 Active 33 DOM
13. 2026-06-01
    days on market $399,000 Active 32 DOM
14. 2026-05-31
    days on market $399,000 Active 31 DOM
15. 2026-04-30
    listed $399,000 Active 559-char remark

    Show marketing remark (559 chars)

    "Quaint Acres" is ready for a new owner to restore it to it's former beauty. The farmhouse, built in 1898, sits on 9.53 acres, conveniently located minutes from the Hazel River, the town of Culpeper, and the town of Sperryville. For expanded acreage, the adjoining 5 acre parcel is also for sale (MLS VACU2012734). Septic exists, however there is no well on the property. The property includes several outbuildings, once used as a corn crib, meat house, and potato house, in addition to a 2 stall horse barn. Bring your vision and come take a look.

16. 2026-04-30
    listed $399,000 Active 559-char remark

    Show marketing remark (559 chars)

    "Quaint Acres" is ready for a new owner to restore it to it's former beauty. The farmhouse, built in 1898, sits on 9.53 acres, conveniently located minutes from the Hazel River, the town of Culpeper, and the town of Sperryville. For expanded acreage, the adjoining 5 acre parcel is also for sale (MLS VACU2012734). Septic exists, however there is no well on the property. The property includes several outbuildings, once used as a corn crib, meat house, and potato house, in addition to a 2 stall horse barn. Bring your vision and come take a look.

17. 2026-04-30
    listed $399,000 Active

    Show marketing remark (559 chars)

    "Quaint Acres" is ready for a new owner to restore it to it's former beauty. The farmhouse, built in 1898, sits on 9.53 acres, conveniently located minutes from the Hazel River, the town of Culpeper, and the town of Sperryville. For expanded acreage, the adjoining 5 acre parcel is also for sale (MLS VACU2012734). Septic exists, however there is no well on the property. The property includes several outbuildings, once used as a corn crib, meat house, and potato house, in addition to a 2 stall horse barn. Bring your vision and come take a look.

18. 2003-03-11
    historical
19. 2002-03-05
    listed
20. 2002-03-04
    historical
21. 2000-12-16
    listed

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $3,272 · $273/mo
• Expected delta: +$1,467/yr (+$122/mo · 81.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $27,281
• − Mortgage interest: −$22,350
• − Property taxes: −$1,805
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$11,607
• Taxable loss: −$14,841
• Est. tax savings @ 24.0%: +$3,562
• After-tax cash flow: $-3,795/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: Culpeper County Public School District
• NCES district ID: 5101050
• Math proficiency: 49% ▼ -33.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $66,051
• Composite: 49.24/100
• National rank: #2033
• State rank: #69 of 131 in VA

Livability — Culpeper

• Score: 76/100
• State rank: #119
• US rank: #3736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38,512
• Population (ZIP): 1,932

Population outlook (Culpeper County) Hauer SSP2

• Today (2025): 54,299 people
• By 2030: 56,492 · +4.0%
• By 2040: 60,267 · +11.0%
• By 2050: 62,773 · +15.6%
• By 2075: 67,747 · +24.8%
• By 2100: 65,971 · +21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 1%
• Foreign-born: 5%
• Languages at home: 92% English-only · German/W. Germanic 6% Korean 2%

Political lean MEDSL · Culpeper

• 2024 margin: Strong R (+25.0) · D 37.0% · R 61.9% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -9.7pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+19.9 2016: R+25.3 2012: R+16.3 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.13%
• Current HPI: 324.4039
• 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

7 events — show timeline

• 2026-04-30 Listed $399,000 BRIGHT MLS
• 2026-04-30 Listed $399,000 BRIGHT MLS
• 2026-04-30 Listed $399,000 BRIGHT MLS
• 2003-03-11 Delisted — MRIS
• 2002-03-05 Listed — MRIS
• 2002-03-04 Delisted — MRIS
• 2000-12-16 Listed — MRIS

Property tax history

-2.7%/yr

Latest (2025): $1,805 · +0.3% YoY. Source: county tax records.