132 Scott St · Front Royal, VA 22630

$300,000

3 bd · 1.5 ba · 1,450 sqft · Townhouse public records · 10 Days on market

Built 1980 2,222 sqft lot Est $338k · 11% 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 +12.5/15.0
• Cash flow +12.2/30.0
• Schools +4.9/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient location with great view. Good first time buyer home. Updated kithchen.

Key facts

• Built 1980
• Listed 9 days

Property features AI

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Public water; Public sewer; Public septic listed; Cable TV available
• Home design: Interior townhouse/rowhouse; Very good condition; Fee simple ownership; Estimated year built with major remodel around 2012; Above-grade and below-grade finished living areas
• Construction: Combination and brick exterior; Block foundation
• Exterior features: Satellite dish; Fully fenced yard; Deck(s); Porch(es)

Interior

• Kitchen: Electric oven/range; Built-in microwave; Icemaker; Dishwasher; Exhaust fan
• Bedrooms: Three bedrooms on the upper level; Living room, master bedroom, and additional bedroom(s) listed among rooms
• Flooring: Hardwood; Vinyl; Laminate plank
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Electric baseboard heating; Ceiling fans; Window air conditioning units; Electric heating and cooling systems; Electric hot water
• Interior features: Combination kitchen and dining area; Breakfast area; Window treatments; Traditional floor plan; Drywall walls and ceilings; Insulated doors
• Laundry & utility: Main-floor laundry; Front-loading washer; Front-loading dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.8% below list).
• Recommended offer: $223k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Front Royal — 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 73/100 on livability (#162 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living B+; Watch: commute F, employment D-.
• Warren County Public School District (town): math 49% / reading 64% proficiency, ranked #70 of 131 in VA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ressie Jeffries Elementary (math 56% / reading 64%, grade B-, #533 of 1,108 statewide, top 48%, 639 students, 66% FRL); Skyline High (math 36% / reading 77%, grade C, #270 of 319 statewide, top 86%, 893 students, 66% FRL) — zoned schools average 66% FRL vs 34% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.3%/yr); 283 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 170 units permitted in Warren County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Warren County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y ago; this cycle's ask is 150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $111k; list at $300k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,544 (25.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $337,850
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Ryder Benson Ln Ln	0.03mi	3/2.5	1,448 (-0%)	9mo	$337,500	$233	87
139 Steele Ave	0.04mi	3/2.5	1,400 (-3%)	9mo	$330,000	$236	81
504 Pow Morr Dr	0.18mi	3/1.5	1,516 (+5%)	11mo	$255,000	$168	75
261 Acton St	0.10mi	3/2.5	1,560 (+8%)	19mo	$370,000	$237	63
231 Acton St	0.10mi	3/2.5	1,560 (+8%)	22mo	$375,000	$240	60
115 Beeden Ln	0.06mi	3/2.5	1,580 (+9%)	23mo	$260,000	$165	59
611 Mount View St	0.36mi	2/3.0 (-1)	1,521 (+5%)	13mo	$324,000	$213	53
607 Mount View St	0.35mi	2/2.0 (-1)	1,262 (-13%)	3mo	$385,000	$305	52
42 North St	0.75mi	2/1.5 (-1)	1,440 (-1%)	19mo	$229,900	$160	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-40,982
• Equity at exit: $44,731

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $12,188
• Equity at exit: $25,939

Cash invested: $84,000 (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 22630

• Home prices YoY: -27.1%
• Rents YoY: 8.3%
• Active inventory: 283
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-63

Break-even live

Break-even rent $2,305

Max offer price $288,882

Occupancy floor 98%

Sensitivity live

Price	-10% $107	-5% $22	+0% $-63	+5% $-148	+10% $-233
Rent	-10% $-239	-5% $-151	+0% $-63	+5% $25	+10% $113
Rate	-1.0pp $88	-0.5pp $13	base $-63	+0.5pp $-141	+1.0pp $-220

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 Acton St Front Royal, VA	3.0	2.5	1560	$2,500	$1.60	0d	1	0.07mi
436 Acton St Front Royal, VA	3.0	1.0	1198	$1,850	$1.54	19d	1	0.09mi
310 Frazer Pl Front Royal, VA	2.0	2.0	1104	$2,000	$1.81	45d	1	0.33mi
228 Cloud St Unit UPPER Front Royal, VA	2.0	1.0	884	$1,200	$1.36	22d	1	0.37mi
221 Fletcher St #2 Front Royal, VA	3.0	1.0	980	$1,440	$1.47	7d	1	0.45mi

Listing history 14 events

1. 2026-06-21
   days on market $300,000 Active 10 DOM
2. 2026-06-18
   days on market $300,000 Active 7 DOM
3. 2026-06-18
   price $300,000 Active 6 DOM
4. 2026-06-17
   days on market $310,000 Active 6 DOM
5. 2026-06-16
   days on market $310,000 Active 5 DOM
6. 2026-06-15
   days on market $310,000 Active 4 DOM
7. 2026-06-13
   statusdays on market $310,000 Active 2 DOM
8. 2026-06-09
   days on market $310,000 Coming Soon 8 DOM
9. 2026-06-08
   days on market $310,000 Coming Soon 7 DOM
10. 2026-06-07
    days on market $310,000 Coming Soon 6 DOM
11. 2026-06-04
    days on market $310,000 Coming Soon 3 DOM
12. 2026-06-03
    days on market $310,000 Coming Soon 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $310,000 Coming Soon 1 DOM

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$986/yr (+$82/mo · 66.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,705
• − Mortgage interest: −$16,805
• − Property taxes: −$1,474
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$8,727
• Taxable loss: −$6,073
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $702/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: Warren County Public School District
• NCES district ID: 5103870
• Math proficiency: 49% ▼ -29.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $61,504
• Composite: 49.22/100
• National rank: #2039
• State rank: #70 of 131 in VA

Livability — Front Royal

• Score: 73/100
• State rank: #162
• US rank: #5050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Front Royal, VA
• County: Warren County · 35,615 people
• City population: 35,615
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 35,615
• Household income: $84,631
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 460.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 42,045 people
• By 2030: 43,257 · +2.9%
• By 2040: 45,088 · +7.2%
• By 2050: 45,567 · +8.4%
• By 2075: 46,081 · +9.6%
• By 2100: 42,093 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+37.6) · D 30.6% · R 68.3% · Other 1.1%
• 2008→2024 swing: -26.0pp toward R · 2008: -11.7pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+35.3 2016: R+37.1 2012: R+20.5 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.82%
• Current HPI: 319.8136
• Rent YoY: ▲ 8.30%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+158.5% since first listed

10 events — show timeline

• 2026-06-01 Coming Soon $310,000 BRIGHT MLS
• 2015-11-02 Sold (Public Records) $111,000 Public Records
• 2015-10-28 Sold (MLS) $111,000 MRIS
• 2015-10-28 Sold (MLS) $111,000 BRIGHT MLS
• 2015-10-13 Pending — MRIS
• 2015-09-09 Listed $119,900 MRIS
• 1999-08-16 Delisted — MRIS
• 1999-08-10 Listed — MRIS
• 1997-04-12 Delisted — MRIS
• 1997-02-08 Listed — MRIS

Property tax history

+6.9%/yr

Latest (2026): $1,474 · +18.8% YoY. Source: county tax records.