214 Chapel Rd · Stanley, VA 22851

$275,000

3 bd · 1.0 ba · 1,961 sqft · SingleFamily public records · 84 Days on market

Built 1904 0.31 ac lot $140/sqft · at area comps Est $269k · 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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +6.5/15.0
• DSCR +6.2/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Farmhouse with Modern Comforts! 3 BR 1 BA farmhouse offering the perfect blend of classic character and thoughtful updates. Step inside to discover gorgeous wood flooring, including newly installed sections that seamlessly complement the home's original craftsmanship. The main level features a spacious living area filled with natural light, creating an ideal setting for everyday living and entertaining. Just off the living room is a large first floor bedroom, perfect for guests, home office or main level living. The large bathroom is a standout feature boasting a large jacuzzi tub that provides a relaxing retreat! There is also a large dining room with wood stove! Upstairs, you will find two additional comfortable, spacious bedrooms. The home offers a flexible fourth bedroom option if needed. Step outside to the expansive rear patio, an excellent spot for hosting gatherings, enjoying morning coffee or unwinding in the evening. The easy-to-maintain lot ensures you can enjoy the outdoor spaces without the burden of heavy upkeep. Located in the Town of Stanley, this farmhouse offers the perfect balance of rural charm and close to everything convenience!

Key facts

• Large dining room
• Easy to maintain lot
• Large jacuzzi tub

Tags

• GORGEOUS WOOD FLOORING
• LARGE JACUZZI TUB
• LARGE DINING ROOM
• EXPANSIVE REAR PATIO
• EASY TO MAINTAIN LOT

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 $312 ($4k/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 $246k (10.6% below list).
• Recommended offer: $246k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.7% in Stanley — 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 (#257 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Page County Public School District (rural): math 42% / reading 62% proficiency, ranked #96 of 131 in VA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 164 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Page County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $275k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,757 (10.6% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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: 0.89% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $269,000
• List price: $275,000
• Delta: 2.23%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1161 E Main St	0.34mi	4/2.5 (+1)	1,976 (+1%)	3mo	$325,000	$164	69
218 Cubbage Rd	0.43mi	3/2.5	2,049 (+4%)	24mo	$315,000	$154	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $169,546
• Equity at exit: $247,742

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $483,374
• Equity at exit: $534,265

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 22851

• Home prices YoY: 9.0%
• Active inventory: 44
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,458 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $312

Break-even live

Break-even rent $2,062

Max offer price $275,000

Occupancy floor 82%

Sensitivity live

Price	-10% $468	-5% $390	+0% $312	+5% $235	+10% $157
Rent	-10% $118	-5% $215	+0% $312	+5% $410	+10% $507
Rate	-1.0pp $451	-0.5pp $382	base $312	+0.5pp $241	+1.0pp $169

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: —

Listing history 38 events

1. 2026-06-19
   days on market $275,000 Active 84 DOM
2. 2026-06-18
   days on market $275,000 Active 83 DOM
3. 2026-06-17
   days on market $275,000 Active 82 DOM
4. 2026-06-16
   days on market $275,000 Active 81 DOM
5. 2026-06-15
   days on market $275,000 Active 80 DOM
6. 2026-06-14
   days on market $275,000 Active 78 DOM
7. 2026-06-13
   days on market $275,000 Active 77 DOM
8. 2026-06-10
   days on market $275,000 Active 75 DOM
9. 2026-06-09
   days on market $275,000 Active 74 DOM
10. 2026-06-08
    days on market $275,000 Active 73 DOM
11. 2026-06-07
    pricedays on market $275,000 Active 72 DOM
12. 2026-06-02
    days on market $279,900 Active 67 DOM
13. 2026-06-01
    days on market $279,900 Active 66 DOM
14. 2026-05-31
    days on market $279,900 Active 65 DOM
15. 2026-05-30
    days on market $279,900 Active 64 DOM
16. 2026-05-06
    price $279,900 1177-char remark

    Show marketing remark (1177 chars)

    Charming Farmhouse with Modern Comforts! 3 BR 1 BA farmhouse offering the perfect blend of classic character and thoughtful updates. Step inside to discover gorgeous wood flooring, including newly installed sections that seamlessly complement the home's original craftsmanship. The main level features a spacious living area filled with natural light, creating an ideal setting for everyday living and entertaining. Just off the living room is a large first floor bedroom, perfect for guests, home office or main level living. The large bathroom is a standout feature boasting a large jacuzzi tub that provides a relaxing retreat! There is also a large dining room with wood stove! Upstairs, you will find two additional comfortable, spacious bedrooms. The home offers a flexible fourth bedroom option if needed. Step outside to the expansive rear patio, an excellent spot for hosting gatherings, enjoying morning coffee or unwinding in the evening. The easy-to-maintain lot ensures you can enjoy the outdoor spaces without the burden of heavy upkeep. Located in the Town of Stanley, this farmhouse offers the perfect balance of rural charm and close to everything convenience!

17. 2026-04-29
    price $285,000 1177-char remark

    Show marketing remark (1177 chars)

    Charming Farmhouse with Modern Comforts! 3 BR 1 BA farmhouse offering the perfect blend of classic character and thoughtful updates. Step inside to discover gorgeous wood flooring, including newly installed sections that seamlessly complement the home's original craftsmanship. The main level features a spacious living area filled with natural light, creating an ideal setting for everyday living and entertaining. Just off the living room is a large first floor bedroom, perfect for guests, home office or main level living. The large bathroom is a standout feature boasting a large jacuzzi tub that provides a relaxing retreat! There is also a large dining room with wood stove! Upstairs, you will find two additional comfortable, spacious bedrooms. The home offers a flexible fourth bedroom option if needed. Step outside to the expansive rear patio, an excellent spot for hosting gatherings, enjoying morning coffee or unwinding in the evening. The easy-to-maintain lot ensures you can enjoy the outdoor spaces without the burden of heavy upkeep. Located in the Town of Stanley, this farmhouse offers the perfect balance of rural charm and close to everything convenience!

18. 2026-04-20
    price $289,900 1177-char remark

    Show marketing remark (1177 chars)

    Charming Farmhouse with Modern Comforts! 3 BR 1 BA farmhouse offering the perfect blend of classic character and thoughtful updates. Step inside to discover gorgeous wood flooring, including newly installed sections that seamlessly complement the home's original craftsmanship. The main level features a spacious living area filled with natural light, creating an ideal setting for everyday living and entertaining. Just off the living room is a large first floor bedroom, perfect for guests, home office or main level living. The large bathroom is a standout feature boasting a large jacuzzi tub that provides a relaxing retreat! There is also a large dining room with wood stove! Upstairs, you will find two additional comfortable, spacious bedrooms. The home offers a flexible fourth bedroom option if needed. Step outside to the expansive rear patio, an excellent spot for hosting gatherings, enjoying morning coffee or unwinding in the evening. The easy-to-maintain lot ensures you can enjoy the outdoor spaces without the burden of heavy upkeep. Located in the Town of Stanley, this farmhouse offers the perfect balance of rural charm and close to everything convenience!

19. 2026-04-15
    price $300,000 1177-char remark

    Show marketing remark (1177 chars)

    Charming Farmhouse with Modern Comforts! 3 BR 1 BA farmhouse offering the perfect blend of classic character and thoughtful updates. Step inside to discover gorgeous wood flooring, including newly installed sections that seamlessly complement the home's original craftsmanship. The main level features a spacious living area filled with natural light, creating an ideal setting for everyday living and entertaining. Just off the living room is a large first floor bedroom, perfect for guests, home office or main level living. The large bathroom is a standout feature boasting a large jacuzzi tub that provides a relaxing retreat! There is also a large dining room with wood stove! Upstairs, you will find two additional comfortable, spacious bedrooms. The home offers a flexible fourth bedroom option if needed. Step outside to the expansive rear patio, an excellent spot for hosting gatherings, enjoying morning coffee or unwinding in the evening. The easy-to-maintain lot ensures you can enjoy the outdoor spaces without the burden of heavy upkeep. Located in the Town of Stanley, this farmhouse offers the perfect balance of rural charm and close to everything convenience!

20. 2026-03-27
    listed $309,900 Active 1177-char remark

    Show marketing remark (1177 chars)

    Charming Farmhouse with Modern Comforts! 3 BR 1 BA farmhouse offering the perfect blend of classic character and thoughtful updates. Step inside to discover gorgeous wood flooring, including newly installed sections that seamlessly complement the home's original craftsmanship. The main level features a spacious living area filled with natural light, creating an ideal setting for everyday living and entertaining. Just off the living room is a large first floor bedroom, perfect for guests, home office or main level living. The large bathroom is a standout feature boasting a large jacuzzi tub that provides a relaxing retreat! There is also a large dining room with wood stove! Upstairs, you will find two additional comfortable, spacious bedrooms. The home offers a flexible fourth bedroom option if needed. Step outside to the expansive rear patio, an excellent spot for hosting gatherings, enjoying morning coffee or unwinding in the evening. The easy-to-maintain lot ensures you can enjoy the outdoor spaces without the burden of heavy upkeep. Located in the Town of Stanley, this farmhouse offers the perfect balance of rural charm and close to everything convenience!

21. 2026-01-23
    historical
22. 2026-01-05
    price $294,900
23. 2025-12-05
    price $299,900
24. 2025-12-03
    price $319,900
25. 2025-11-24
    price $329,900
26. 2025-11-21
    price $339,900
27. 2025-11-21
    price $345,000
28. 2025-11-18
    listed $349,900 Active
29. 2016-09-08
    listed $89,900
30. 2016-09-08
    historical
31. 2016-09-08
    historical Withdrawn
32. 2016-08-15
    price
33. 2016-07-08
    price
34. 2016-05-18
    price
35. 2016-04-11
    price
36. 2016-03-01
    listed Active
37. 2016-03-01
    listed $89,900
38. 2007-03-21
    soldstatus $180,000

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$1,388/yr (+$116/mo · 160.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $29,491
• − Mortgage interest: −$15,404
• − Property taxes: −$867
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$8,000
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $3,960/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: Page County Public School District
• NCES district ID: 5102850
• Math proficiency: 42% ▼ -35.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $43,808
• Composite: 43.77/100
• National rank: #2943
• State rank: #96 of 131 in VA

Livability — Stanley

• Score: 69/100
• State rank: #257
• US rank: #8832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanley, VA
• Population (ZIP): 5,894

Population outlook (Page County) Hauer SSP2

• Today (2025): 22,843 people
• By 2030: 22,147 · -3.0%
• By 2040: 20,427 · -10.6%
• By 2050: 18,461 · -19.2%
• By 2075: 14,363 · -37.1%
• By 2100: 10,678 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Page

• 2024 margin: Solid R (+54.1) · D 22.5% · R 76.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -17.4pp · 2024: -54.1pp
• All cycles: 2024: R+54.1 2020: R+50.6 2016: R+49.8 2012: R+25.7 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.09%
• Current HPI: 350.7392
• 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

+55.5% since first listed

23 events — show timeline

• 2026-05-06 Price Changed $279,900 BRIGHT MLS
• 2026-04-29 Price Changed $285,000 BRIGHT MLS
• 2026-04-20 Price Changed $289,900 BRIGHT MLS
• 2026-04-15 Price Changed $300,000 BRIGHT MLS
• 2026-03-27 Listed $309,900 BRIGHT MLS
• 2026-01-23 Listing Removed — BRIGHT MLS
• 2026-01-05 Price Changed $294,900 BRIGHT MLS
• 2025-12-05 Price Changed $299,900 BRIGHT MLS
• 2025-12-03 Price Changed $319,900 BRIGHT MLS
• 2025-11-24 Price Changed $329,900 BRIGHT MLS
• 2025-11-21 Price Changed $339,900 BRIGHT MLS
• 2025-11-21 Price Changed $345,000 BRIGHT MLS
• 2025-11-18 Listed $349,900 BRIGHT MLS
• 2016-09-08 Delisted — MRIS
• 2016-09-08 Listing Removed — BRIGHT MLS
• 2016-09-08 Listed $89,900 CAAR
• 2016-08-15 Price Changed — MRIS
• 2016-07-08 Price Changed — MRIS
• 2016-05-18 Price Changed — MRIS
• 2016-04-11 Price Changed — MRIS
• 2016-03-01 Listed — MRIS
• 2016-03-01 Listed $89,900 BRIGHT MLS
• 2007-03-21 Sold (Public Records) $180,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $867 · +0.0% YoY. Source: county tax records.