662 Celt Rd · Stanardsville, VA 22973

$275,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 122 Days on market

Built 1965 0.28 ac lot $253/sqft · at area comps Est $285k · at est.

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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 +23.1/30.0
• ARV discount +9.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this Affordable fully renovated 3 bed 1.5 bath in Stanardsville! This bungalow style home has been tastefully renovated and improved from top to bottom. All major systems, roof, windows, HVAC, water heater are brand new. Inside features all new LVP flooring, new insulated drywall and fresh paint throughout. Newer stainless appliances in the kitchen with new cabinets and granite counter tops. This house also features a convenient laundry room with washer and dryer that convey. The adjacent . 32 acre buildable lot (parcel 37 5 3) is also a part of this sale, and could be sold separately by the new owner. This house is Affordable and Move In ready. Come see it before it's Gone!

Key facts

• 0.28 acre lot
• Built 1965
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (2.2% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.8% in Stanardsville — 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 69/100 on livability (#243 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A-, housing A-; Watch: employment D+, amenities F, commute F.
• Greene County Public School District (town): math 40% / reading 64% proficiency, ranked #88 of 131 in VA (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nathanael Greene Elementary (math 38% / reading 54%, grade D-, #821 of 1,108 statewide, top 74%, 353 students, 68% FRL); William Monroe Middle (math 36% / reading 65%, grade C, #226 of 342 statewide, top 67%, 675 students, 67% FRL); William Monroe High (math 40% / reading 78%, grade C+, #256 of 319 statewide, top 81%, 957 students, 67% FRL) — zoned schools average 67% FRL vs 32% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Greene County in 2024 (34 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Greene 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 122 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $102k; list at $275k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1965 — 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. Schools are A-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. 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: 0.98% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (median comp): $284,693
• List price: $275,000
• Delta: -3.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Sunset Cir	0.38mi	2/1.0 (-1)	1,080 (-1%)	20mo	$280,000	$259	60
300 William Mills Dr	0.43mi	2/2.0 (-1)	1,092 (+0%)	21mo	$280,000	$256	53
81 Pendleton Way	0.56mi	2/2.0 (-1)	1,103 (+1%)	20mo	$280,000	$254	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-13,214
• Equity at exit: $41,003

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $28,512
• Equity at exit: $23,777

Cash invested: $77,000 (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 22973

• Home prices YoY: -25.3%
• Active inventory: 83
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,690 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $494

Break-even live

Break-even rent $2,064

Max offer price $275,000

Occupancy floor 77%

Sensitivity live

Price	-10% $650	-5% $572	+0% $494	+5% $416	+10% $338
Rent	-10% $282	-5% $388	+0% $494	+5% $600	+10% $707
Rate	-1.0pp $633	-0.5pp $564	base $494	+0.5pp $423	+1.0pp $350

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 Westwood Rd Stanardsville, VA	2.0	2.0	1450	$2,690	$1.86	0d	1	0.85mi

Listing history 31 events

1. 2026-06-22
   days on market $275,000 Active 122 DOM
2. 2026-06-19
   days on market $275,000 Active 120 DOM
3. 2026-06-18
   days on market $275,000 Active 119 DOM
4. 2026-06-17
   days on market $275,000 Active 118 DOM
5. 2026-06-16
   days on market $275,000 Active 117 DOM
6. 2026-06-15
   days on market $275,000 Active 116 DOM
7. 2026-06-14
   days on market $275,000 Active 114 DOM
8. 2026-06-13
   days on market $275,000 Active 113 DOM
9. 2026-06-10
   days on market $275,000 Active 111 DOM
10. 2026-06-09
    days on market $275,000 Active 110 DOM
11. 2026-06-08
    days on market $275,000 Active 109 DOM
12. 2026-06-07
    days on market $275,000 Active 108 DOM
13. 2026-06-05
    days on market $275,000 Active 105 DOM
14. 2026-06-03
    days on market $275,000 Active 104 DOM
15. 2026-06-02
    days on market $275,000 Active 103 DOM
16. 2026-06-01
    days on market $275,000 Active 102 DOM
17. 2026-05-31
    days on market $275,000 Active 101 DOM
18. 2026-05-30
    days on market $275,000 Active 100 DOM
19. 2026-02-19
    listed $275,000 Active 692-char remark

    Show marketing remark (692 chars)

    Come see this Affordable fully renovated 3 bed 1.5 bath in Stanardsville! This bungalow style home has been tastefully renovated and improved from top to bottom. All major systems, roof, windows, HVAC, water heater are brand new. Inside features all new LVP flooring, new insulated drywall and fresh paint throughout. Newer stainless appliances in the kitchen with new cabinets and granite counter tops. This house also features a convenient laundry room with washer and dryer that convey. The adjacent . 32 acre buildable lot (parcel 37 5 3) is also a part of this sale, and could be sold separately by the new owner. This house is Affordable and Move In ready. Come see it before it's Gone!

20. 2024-04-30
    historical
21. 2024-04-30
    historical
22. 2023-10-24
    price $265,000
23. 2023-10-24
    price $265,000
24. 2023-10-24
    price $265,000
25. 2023-10-04
    listed $295,000 Active
26. 2023-10-04
    listed $295,000 Active
27. 2023-10-04
    listed $295,000 Active
28. 2023-04-13
    soldstatus $102,500 Sold
29. 2023-04-07
    soldstatus $102,500
30. 2023-02-24
    status Pending
31. 2023-02-17
    listed $84,000 Active

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$1,364/yr (+$114/mo · 153.1%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $32,280
• − Mortgage interest: −$15,404
• − Property taxes: −$891
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$8,000
• Taxable income: $1,445
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $5,583/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: Greene County Public School District
• NCES district ID: 5101710
• Math proficiency: 40% ▼ -37.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $59,129
• Composite: 45.22/100
• National rank: #2668
• State rank: #88 of 131 in VA

Livability — Stanardsville

• Score: 69/100
• State rank: #243
• US rank: #8223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,980

Population outlook (Greene County) Hauer SSP2

• Today (2025): 20,465 people
• By 2030: 20,958 · +2.4%
• By 2040: 21,619 · +5.6%
• By 2050: 21,699 · +6.0%
• By 2075: 21,656 · +5.8%
• By 2100: 20,156 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Black 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 3% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+24.7) · D 37.0% · R 61.7% · Other 1.2%
• 2008→2024 swing: -2.9pp toward R · 2008: -21.9pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+23.9 2016: R+31.8 2012: R+25.3 2008: R+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.51%
• Current HPI: 181.8265
• 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

+227.4% since first listed

13 events — show timeline

• 2026-02-19 Listed $275,000 CAAR
• 2024-04-30 Listing Removed — BRIGHT MLS
• 2024-04-30 Listing Removed — CVRMLS
• 2023-10-24 Price Changed $265,000 BRIGHT MLS
• 2023-10-24 Price Changed $265,000 LMLS
• 2023-10-24 Price Changed $265,000 CVRMLS
• 2023-10-04 Listed $295,000 BRIGHT MLS
• 2023-10-04 Listed $295,000 CVRMLS
• 2023-10-04 Listed $295,000 LMLS
• 2023-04-13 Sold (MLS) $102,500 CAAR
• 2023-04-07 Sold (Public Records) $102,500 Public Records
• 2023-02-24 Pending — CAAR
• 2023-02-17 Listed $84,000 CAAR

Property tax history

+9.0%/yr

Latest (2025): $891 · +4.9% YoY. Source: county tax records.