100 Edgewood Dr · Warm Springs, VA 24484

$79,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 142 Days on market

Built 1920 0.53 ac lot $72/sqft · 71% below area

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0

Listing remarks MLS

This older home is in need of a full renovation. The location is served by public water and sewer, and is within a mile of Warm Springs. Level yard in a quiet residential setting. Being sold AS IS.

Key facts

• Public sewer
• Level yard
• Full renovation

Tags

• FULL RENOVATION
• PUBLIC WATER
• PUBLIC SEWER
• LEVEL YARD
• QUIET RESIDENTIAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 37/100 on livability (#588 in VA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Bath County Public School District (rural): math 59% / reading 67% proficiency, ranked #50 of 131 in VA (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 8 units permitted in Bath County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (2.9% local appreciation)).
• Bath County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1920 — 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: 1.25% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $275,580
• List price: $79,000
• Delta: -71.33%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.28×
• Total profit: $28,369
• Equity at exit: $35,242

10-year hold

• IRR: 23.6%
• Equity multiple: 4.37×
• Total profit: $74,471
• Equity at exit: $54,095

Cash invested: $22,120 (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 24484

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $301

Break-even live

Break-even rent $609

Max offer price $79,000

Occupancy floor 65%

Sensitivity live

Price	-10% $345	-5% $323	+0% $301	+5% $278	+10% $256
Rent	-10% $222	-5% $261	+0% $301	+5% $340	+10% $379
Rate	-1.0pp $340	-0.5pp $321	base $301	+0.5pp $280	+1.0pp $259

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,000 Active 142 DOM
2. 2026-06-18
   days on market $79,000 Active 140 DOM
3. 2026-06-17
   days on market $79,000 Active 139 DOM
4. 2026-06-16
   days on market $79,000 Active 138 DOM
5. 2026-06-15
   days on market $79,000 Active 137 DOM
6. 2026-06-15
   days on market $79,000 Active 136 DOM
7. 2026-06-13
   days on market $79,000 Active 135 DOM
8. 2026-06-12
   days on market $79,000 Active 134 DOM
9. 2026-06-09
   days on market $79,000 Active 131 DOM
10. 2026-06-08
    days on market $79,000 Active 130 DOM
11. 2026-06-08
    days on market $79,000 Active 129 DOM
12. 2026-06-07
    days on market $79,000 Active 128 DOM
13. 2026-06-03
    days on market $79,000 Active 125 DOM
14. 2026-06-02
    days on market $79,000 Active 124 DOM
15. 2026-06-01
    days on market $79,000 Active 123 DOM
16. 2026-05-31
    days on market $79,000 Active 122 DOM
17. 2026-01-29
    listed $79,000 Active 197-char remark

    Show marketing remark (197 chars)

    This older home is in need of a full renovation. The location is served by public water and sewer, and is within a mile of Warm Springs. Level yard in a quiet residential setting. Being sold AS IS.

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$245/yr (+$20/mo · 60.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 20 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: $11,868
• − Mortgage interest: −$4,425
• − Property taxes: −$403
• − Insurance: −$395
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,298
• Taxable income: $2,448
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,019/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: Bath County Public School District
• NCES district ID: 5100330
• Math proficiency: 59% ▼ -29.00%
• Reading proficiency: 67% ▼ -14.00%
• Median HH income: $46,995
• Composite: 53.25/100
• National rank: #1496
• State rank: #50 of 131 in VA

Livability — Warm Springs

• Score: 37/100
• State rank: #588
• US rank: #27583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 530

Population outlook (Bath County) Hauer SSP2

• Today (2025): 4,319 people
• By 2030: 4,198 · -2.8%
• By 2040: 3,897 · -9.8%
• By 2050: 3,719 · -13.9%
• By 2075: 3,404 · -21.2%
• By 2100: 4,049 · -6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 7% Two or more races 2%
• Common ancestry: Slovak 5% Italian 2% Romanian 2%
• Foreign-born: 4%
• Languages at home: 94% English-only · Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Bath

• 2024 margin: Solid R (+53.8) · D 22.8% · R 76.5%
• 2008→2024 swing: -41.2pp toward R · 2008: -12.6pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+47.5 2016: R+42.1 2012: R+17.1 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.94%
• Current HPI: 140.3008
• 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

1 event — show timeline

• 2026-01-29 Listed $79,000 GAAR

Property tax history

+13.8%/yr

Latest (2025): $403 · +11.7% YoY. Source: county tax records.