135 Beeden Ln · Front Royal, VA 22630

$215,000

2 bd · 1.0 ba · 896 sqft · Townhouse public records · 11 Days on market

Built 1977 1,394 sqft lot Est $237k · 9% 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 +11.8/15.0
• Cash flow +10.8/30.0
• Schools +4.9/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely updated and move-in ready! This charming 2-bedroom, 1-bath home offers modern upgrades throughout while maintaining its cozy appeal. Featuring brand-new flooring on the main level and new carpet upstairs, this home has been refreshed from top to bottom. The kitchen has been beautifully renovated with new cabinets, countertops, and appliances, creating a stylish and functional space for everyday living. Additional major improvements include a newer roof (less than two years old) and a new mini-split system for efficient year-round comfort. Conveniently located in the heart of Front Royal, this home offers easy access to shopping, dining, schools, and commuter routes. Also, just mi

Key facts

• Brand-new flooring
• Modern upgrades
• New carpet

Tags

• MODERN UPGRADES
• BRAND-NEW FLOORING
• NEW CARPET
• BEAUTIFULLY RENOVATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service for heating, cooling and hot water
• Home design: Interior townhouse/rowhouse; Finished above-grade area per assessor (896)
• Construction: Vinyl siding; Slab foundation
• Exterior features: Not tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Heat pump(s) heating (electric); Ductless / mini-split cooling (electric); Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (28.6% below list).
• Recommended offer: $154k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 170 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $153,511 (28.6% 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. Built in 1977 — 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. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $237,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Ritenour St	0.39mi	3/1.0 (+1)	953 (+6%)	2mo	$278,000	$292	64
134 Ay View Dr	0.29mi	2/1.0	992 (+11%)	7mo	$263,150	$265	63
335 Ritenour St	0.42mi	3/1.0 (+1)	953 (+6%)	14mo	$220,000	$231	53

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-33,003
• Equity at exit: $32,057

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-133
• Equity at exit: $18,589

Cash invested: $60,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-97

Break-even live

Break-even rent $1,658

Max offer price $197,826

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-36	+0% $-97	+5% $-158	+10% $-219
Rent	-10% $-218	-5% $-158	+0% $-97	+5% $-37	+10% $24
Rate	-1.0pp $11	-0.5pp $-43	base $-97	+0.5pp $-153	+1.0pp $-210

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Laurel St Front Royal, VA	2.0	1.0	768	$1,440	$1.88	46d	1	0.29mi
352 Blue Ridge Ave Unit B Front Royal, VA	2.0	1.0	700	$1,000	$1.43	26d	1	0.33mi
310 Frazer Pl Front Royal, VA	2.0	2.0	1104	$2,000	$1.81	45d	1	0.38mi
228 Cloud St Unit UPPER Front Royal, VA	2.0	1.0	884	$1,200	$1.36	22d	1	0.44mi
221 Fletcher St #2 Front Royal, VA	3.0	1.0	980	$1,440	$1.47	7d	1	0.50mi
422 Viscose Ave Unit 3 Front Royal, VA	2.0	1.0	816	$1,490	$1.83	7d	1	0.94mi
518 Viscose Ave #2 Front Royal, VA	2.0	1.0	850	$1,600	$1.88	45d	1	1.00mi
343 Kendrick Ln Front Royal, VA	2.0	1.0	730	$1,250	$1.71	45d	1	1.49mi
343 Kendrick Ln Front Royal, VA	2.0	1.0	730	$1,250	$1.71	6d	1	1.49mi
343 Kendrick Ln Front Royal, VA	2.0	1.0	730	$1,250	$1.71	1d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $215,000 Active 11 DOM
2. 2026-06-18
   days on market $215,000 Active 8 DOM
3. 2026-06-17
   days on market $215,000 Active 7 DOM
4. 2026-06-16
   days on market $215,000 Active 6 DOM
5. 2026-06-15
   days on market $215,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $215,000 Active 3 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: $1,115 · $93/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$648/yr (+$54/mo · 58.2%)

ⓘ 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: $18,421
• − Mortgage interest: −$12,043
• − Property taxes: −$1,115
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$6,255
• Taxable loss: −$5,014
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $37/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

1 event — show timeline

• 2026-06-10 Listed $215,000 BRIGHT MLS

Property tax history

+7.7%/yr

Latest (2026): $1,115 · +18.8% YoY. Source: county tax records.