8611 Seneca Trl Trl S · Ripplemead, VA 24951

$79,000

2 bd · 0.5 ba · 1,500 sqft · SingleFamily · 234 Days on market

Built 1920 0.56 ac lot ↓ 43% since listing

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This versatile commercial building offers endless possibilities, perfect for either business or residential use. Featuring multiple rooms, shelving, and display cases, it's ideal for retail, office, or creative space. Enjoy the convenience of a half bath, central air/heat pump, and recent updates including joists and flooring replaced in the back room in 2022, along with a new roof installed the same year. Ample parking is available in the gravel lot beside the building. The property is equipped with both public water and a well, providing reliable water sources. Don't miss out on this unique opportunity to customize the space to fit your needs!

Key facts

• Half bath
• Display cases
• Recent updates

Tags

• MULTIPLE ROOMS
• SHELVING
• DISPLAY CASES
• HALF BATH
• CENTRAL AIR HEAT PUMP
• RECENT UPDATES

Property features AI

Finance

• Other: Directions: From Peterstown go 8 miles north on RT 219. As soon as you pass the post office in Lindside the building is on your left.

Exterior

• Parking: Gravel parking
• Utilities: Public water and public sewer; Well/private water also listed
• Home design: Single-family residential property; One story
• Exterior features: Porch; Gravel parking area; Lot about 0.56 acres

Interior

• Bathrooms: One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Monroe County Schools (rural): math 27% / reading 35% proficiency, ranked #29 of 55 in WV (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peterstown Middle School (math 24% / reading 40%, grade F, #46 of 109 statewide, top 46%, 317 students, 0% FRL); James Monroe High School (math 22% / reading 47%, grade F, #42 of 110 statewide, top 47%, 464 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (2.5% local appreciation)).
• Monroe County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.35%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $169,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Orchard	0.70mi	3/2.0 (+1)	1,310 (-13%)	18mo	$147,500	$113	20

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.10×
• Total profit: $24,290
• Equity at exit: $33,300

10-year hold

• IRR: 21.5%
• Equity multiple: 3.96×
• Total profit: $65,545
• Equity at exit: $49,655

Cash invested: $22,120 (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 24951

• Home prices YoY: 1.6%
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $264

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 69%

Sensitivity live

Price	-10% $319	-5% $292	+0% $264	+5% $237	+10% $210
Rent	-10% $183	-5% $224	+0% $264	+5% $305	+10% $346
Rate	-1.0pp $304	-0.5pp $285	base $264	+0.5pp $244	+1.0pp $223

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $79,000 Active 234 DOM
2. 2026-06-21
   days on market $79,000 Active 233 DOM
3. 2026-06-18
   days on market $79,000 Active 231 DOM
4. 2026-06-17
   days on market $79,000 Active 230 DOM
5. 2026-06-16
   days on market $79,000 Active 229 DOM
6. 2026-06-15
   days on market $79,000 Active 228 DOM
7. 2026-06-15
   days on market $79,000 Active 227 DOM
8. 2026-06-13
   days on market $79,000 Active 226 DOM
9. 2026-06-09
   days on market $79,000 Active 222 DOM
10. 2026-06-08
    days on market $79,000 Active 221 DOM
11. 2026-06-08
    days on market $79,000 Active 220 DOM
12. 2026-06-07
    days on market $79,000 Active 219 DOM
13. 2026-06-04
    days on market $79,000 Active 217 DOM
14. 2026-06-03
    days on market $79,000 Active 216 DOM
15. 2026-06-02
    days on market $79,000 Active 215 DOM
16. 2026-06-01
    days on market $79,000 Active 214 DOM
17. 2026-05-31
    days on market $79,000 Active 213 DOM
18. 2026-04-01
    price $79,000
19. 2025-10-30
    listed $139,000 Active

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,311
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,298
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,685/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: Monroe County Schools
• NCES district ID: 5400960
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,855
• Composite: 25.85/100
• National rank: #7351
• State rank: #29 of 55 in WV

Livability — Ripplemead

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,392

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 13,411 people
• By 2030: 13,266 · -1.1%
• By 2040: 12,829 · -4.3%
• By 2050: 12,174 · -9.2%
• By 2075: 10,395 · -22.5%
• By 2100: 7,805 · -41.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 5% Serbian 2%
• Foreign-born: 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+61.8) · D 18.1% · R 79.9% · Other 1.9%
• 2008→2024 swing: -37.0pp toward R · 2008: -24.8pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+57.4 2016: R+57.3 2012: R+41.3 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.50%
• Current HPI: 163.6261
• 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

-43.2% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $79,000 MTCBOR
• 2025-10-30 Listed $139,000 MTCBOR