303 Flatridge Rd · Cana, VA 24317

$75,000

2 bd · 2.0 ba · 911 sqft · SingleFamily · 51 Days on market

Built 1991 1.00 ac lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +6.1/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

Key facts

• 1 acre lot
• Built 1991
• Listed 51 days

Tags

• CLEAN AND FUNCTIONAL KITCHEN
• RECENTLY PAINTED EXTERIOR
• NEW SKIRTING INSTALLED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel surface
• Utilities: Private well water; Private sewer via septic tank; Electric service
• Home design: Manufactured home (single wide); One level; Built in 1991; Existing structure
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Rolling/rolling slope land; Approximately 1 acre lot; Publicly maintained road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms located on the main level (room dimensions available)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Primary bedroom on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.6% in Cana — 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 65/100 on livability (#330 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St. Paul (math 72% / reading 67%, grade A-, #313 of 1,108 statewide, top 32%, 303 students, 83% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.1% local appreciation)).
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 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. 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: 1.19% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $296,986
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Hawks Dr	0.46mi	2/1.0	783 (-14%)	22mo	$255,000	$326	33

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

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.84×
• Total profit: $17,692
• Equity at exit: $30,064

10-year hold

• IRR: 17.9%
• Equity multiple: 3.41×
• Total profit: $50,515
• Equity at exit: $43,666

Cash invested: $21,000 (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 24317

• Home prices YoY: 1.6%
• Active inventory: 32
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $190

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 74%

Sensitivity live

Price	-10% $242	-5% $216	+0% $190	+5% $164	+10% $138
Rent	-10% $119	-5% $154	+0% $190	+5% $225	+10% $261
Rate	-1.0pp $227	-0.5pp $209	base $190	+0.5pp $170	+1.0pp $151

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-13
   historical Due Diligence Period

   Show marketing remark (582 chars)

   Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

2. 2026-05-13
   historical Active Under Contract 582-char remark

   Show marketing remark (582 chars)

   Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

3. 2026-05-06
   price $75,000 582-char remark

   Show marketing remark (582 chars)

   Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

4. 2026-05-06
   price $75,000

   Show marketing remark (582 chars)

   Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

5. 2026-04-04
   listed $85,000 Active 582-char remark

   Show marketing remark (582 chars)

   Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

6. 2026-04-04
   listed $85,000 Active

   Show marketing remark (582 chars)

   Welcome to this beautifully cared-for home nestled in a peaceful, quiet neighborhood. This property offers a perfect blend of comfort, functionality, and potential for personalization. Inside, you'll find a thoughtfully maintained interior with a layout ideal for both everyday living and entertaining. The home has been consistently well cared for, with only minor updates needed to make it truly your own. The kitchen and bathrooms are clean and functional, offering a great opportunity for modern touches to suit your style. Bxterior has been updated with new paint and skirting.

7. 2026-03-03
   status Active
8. 2026-01-30
   price $79,900
9. 2026-01-30
   price $79,900
10. 2025-12-09
    listed $89,900 Active
11. 2000-07-14
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $10,755
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$2,182
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,000/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Cana

• Score: 65/100
• State rank: #330
• US rank: #12577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,559

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.12%
• Current HPI: 135.4382
• 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

+275.0% since first listed

11 events — show timeline

• 2026-05-13 Contingent — Triad MLS
• 2026-05-13 Contingent — SWVAR
• 2026-05-06 Price Changed $75,000 SWVAR
• 2026-05-06 Price Changed $75,000 Triad MLS
• 2026-04-04 Listed $85,000 SWVAR
• 2026-04-04 Listed $85,000 Triad MLS
• 2026-03-03 Relisted — NRVMLS
• 2026-01-30 Price Changed $79,900 NRVMLS
• 2026-01-30 Price Changed $79,900 SWVAR
• 2025-12-09 Listed $89,900 NRVMLS
• 2000-07-14 Sold (Public Records) $20,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $83 · +8.6% YoY. Source: county tax records.