114 Sunrise Vw · Stanardsville, VA 22973

$140,000

2 bd · 1.0 ba · 636 sqft · SingleFamily public records · 49 Days on market

Built 1997 0.75 ac lot ↓ 12% since listing

---

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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Nestled in the heart of Greene Acres, this 2-bedroom, 1-bath cottage offers a unique opportunity for investors or handy buyers seeking a quiet retreat near the lake. Set on a peaceful 0.75-acre lot, the property enjoys close proximity to the community’s private lake and amenities. The home features a functional layout with potential for renovation and value-add improvements. While it will not qualify for conventional or government financing, it’s a great fit for cash buyers or those pursuing a creative rehab project with a renovation loan. Whether you're looking to restore a charming getaway or expand your rental portfolio, this property is full of promise in a serene, nature-ri

Key facts

• Peaceful lot
• Private lake
• Serene setting

Tags

• PEACEFUL LOT
• PRIVATE LAKE
• POTENTIAL FOR RENOVATION
• VALUE-ADD IMPROVEMENTS
• SERENE SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 Primary (347 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 68% 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; 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 $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,933
• Equity at exit: $20,874

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $46,235
• Equity at exit: $12,105

Cash invested: $39,200 (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 22973

• Home prices YoY: -25.3%
• Active inventory: 83
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $481

Break-even live

Break-even rent $1,097

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-08-24
   status Pending
2. 2025-08-13
   price $140,000
3. 2025-07-05
   listed $160,000 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: $892 · $74/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$256/yr (+$21/mo · 28.7%)

ⓘ 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 5/10 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: $20,479
• − Mortgage interest: −$7,842
• − Property taxes: −$892
• − Insurance: −$700
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,073
• Taxable income: $3,695
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $4,889/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

-12.5% since first listed

3 events — show timeline

• 2025-08-24 Pending — HRAR
• 2025-08-13 Price Changed $140,000 HRAR
• 2025-07-05 Listed $160,000 HRAR

Property tax history

+3.3%/yr

Latest (2025): $892 · +2.1% YoY. Source: county tax records.