710 Panorama View Dr · New Market, VA 22851

$199,900

1 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 48 Days on market

Built 1973 3.75 ac lot $191/sqft · 19% above area Est $167k · 19% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.6/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Tucked into the peaceful setting of Battle Creek Forest, this charming mountain retreat offers great potential! The perfect blend of privacy, scenery, and versatility. Situated on 3.75 wooded acres, this bungalow provides a quiet escape surrounded by nature, with beautiful mountain views and a true sense of seclusion. The cozy 1-bedroom, 1-bath property features roughly 1,044 finished sq ft, including a finished lower level, making it ideal as a full-time residence, weekend getaway, or maybe even a short-term rental opportunity. Enjoy low carrying costs with affordable taxes. Convenient access to US-340 allows for easy access to area amenities while maintaining a private, tucked-away feel. Just a short drive to Luray Caverns, many wineries, Shenandoah National Park and the Shenandoah River this property is perfectly positioned for outdoor enthusiasts and those seeking a slower pace of life. A rare opportunity to own an affordable slice of the Shenandoah Valley. Property is being sold strictly as-is

Key facts

• Mountain retreat
• Wooded acres
• Private access

Tags

• MOUNTAIN RETREAT
• WOODED ACRES
• MOUNTAIN VIEWS
• FINISHED LOWER LEVEL
• PRIVATE ACCESS
• SHORT DRIVE TO LURAY CAVERNS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.9% in New Market — 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 63/100 on livability (#372 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, health & safety A; Watch: employment D, schools F, amenities 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $167,459
• List price: $199,900
• Delta: 19.37%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Panorama View Dr	0.00mi	1/1.0	1,044 (0%)	1mo	$165,000	$158	99
1162 Panorama View Dr	0.55mi	2/1.0 (+1)	936 (-10%)	15mo	$480,000	$513	39

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: 34.2%
• Equity multiple: 3.66×
• Total profit: $148,911
• Equity at exit: $180,086

10-year hold

• IRR: 29.5%
• Equity multiple: 8.27×
• Total profit: $406,836
• Equity at exit: $388,362

Cash invested: $55,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,329 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $630

Break-even live

Break-even rent $1,531

Max offer price $199,900

Occupancy floor 68%

Sensitivity live

Price	-10% $743	-5% $686	+0% $630	+5% $573	+10% $517
Rent	-10% $446	-5% $538	+0% $630	+5% $722	+10% $814
Rate	-1.0pp $730	-0.5pp $681	base $630	+0.5pp $578	+1.0pp $525

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   status Pending 1013-char remark

   Show marketing remark (1013 chars)

   Tucked into the peaceful setting of Battle Creek Forest, this charming mountain retreat offers great potential! The perfect blend of privacy, scenery, and versatility. Situated on 3.75 wooded acres, this bungalow provides a quiet escape surrounded by nature, with beautiful mountain views and a true sense of seclusion. The cozy 1-bedroom, 1-bath property features roughly 1,044 finished sq ft, including a finished lower level, making it ideal as a full-time residence, weekend getaway, or maybe even a short-term rental opportunity. Enjoy low carrying costs with affordable taxes. Convenient access to US-340 allows for easy access to area amenities while maintaining a private, tucked-away feel. Just a short drive to Luray Caverns, many wineries, Shenandoah National Park and the Shenandoah River this property is perfectly positioned for outdoor enthusiasts and those seeking a slower pace of life. A rare opportunity to own an affordable slice of the Shenandoah Valley. Property is being sold strictly as-is

2. 2026-03-25
   listed $199,900 Active 1013-char remark

   Show marketing remark (1013 chars)

   Tucked into the peaceful setting of Battle Creek Forest, this charming mountain retreat offers great potential! The perfect blend of privacy, scenery, and versatility. Situated on 3.75 wooded acres, this bungalow provides a quiet escape surrounded by nature, with beautiful mountain views and a true sense of seclusion. The cozy 1-bedroom, 1-bath property features roughly 1,044 finished sq ft, including a finished lower level, making it ideal as a full-time residence, weekend getaway, or maybe even a short-term rental opportunity. Enjoy low carrying costs with affordable taxes. Convenient access to US-340 allows for easy access to area amenities while maintaining a private, tucked-away feel. Just a short drive to Luray Caverns, many wineries, Shenandoah National Park and the Shenandoah River this property is perfectly positioned for outdoor enthusiasts and those seeking a slower pace of life. A rare opportunity to own an affordable slice of the Shenandoah Valley. Property is being sold strictly as-is

3. 2024-01-30
   soldstatus $176,000 Sold 639-char remark

   Show marketing remark (639 chars)

   This cute bungalow offers all the essentials with its one-bedroom and one-bathroom, providing the ultimate mountain getaway to call home. Boundary lines have recently been marked by a licensed surveyor. This property is easily accessible from U. S. Highway 340 and is close to numerous restaurants, stores, a brewery, wineries, Luray Caverns, the Shenandoah River, and the Shenandoah National Park. Mature trees and a freshly graded yard make this property the perfect place for a short-term rental or your very own homesteading retreat in the beautiful Shenandoah Valley. Don't delay as opportunities like this do not come knocking often.

4. 2024-01-30
   soldstatus $176,000 Closed

   Show marketing remark (639 chars)

   This cute bungalow offers all the essentials with its one-bedroom and one-bathroom, providing the ultimate mountain getaway to call home. Boundary lines have recently been marked by a licensed surveyor. This property is easily accessible from U. S. Highway 340 and is close to numerous restaurants, stores, a brewery, wineries, Luray Caverns, the Shenandoah River, and the Shenandoah National Park. Mature trees and a freshly graded yard make this property the perfect place for a short-term rental or your very own homesteading retreat in the beautiful Shenandoah Valley. Don't delay as opportunities like this do not come knocking often.

5. 2024-01-25
   status Pending
6. 2023-12-17
   status Pending 639-char remark

   Show marketing remark (639 chars)

   This cute bungalow offers all the essentials with its one-bedroom and one-bathroom, providing the ultimate mountain getaway to call home. Boundary lines have recently been marked by a licensed surveyor. This property is easily accessible from U. S. Highway 340 and is close to numerous restaurants, stores, a brewery, wineries, Luray Caverns, the Shenandoah River, and the Shenandoah National Park. Mature trees and a freshly graded yard make this property the perfect place for a short-term rental or your very own homesteading retreat in the beautiful Shenandoah Valley. Don't delay as opportunities like this do not come knocking often.

7. 2023-12-17
   historical Active Under Contract

   Show marketing remark (639 chars)

   This cute bungalow offers all the essentials with its one-bedroom and one-bathroom, providing the ultimate mountain getaway to call home. Boundary lines have recently been marked by a licensed surveyor. This property is easily accessible from U. S. Highway 340 and is close to numerous restaurants, stores, a brewery, wineries, Luray Caverns, the Shenandoah River, and the Shenandoah National Park. Mature trees and a freshly graded yard make this property the perfect place for a short-term rental or your very own homesteading retreat in the beautiful Shenandoah Valley. Don't delay as opportunities like this do not come knocking often.

8. 2023-12-14
   listed $175,000 Active 639-char remark

   Show marketing remark (639 chars)

   This cute bungalow offers all the essentials with its one-bedroom and one-bathroom, providing the ultimate mountain getaway to call home. Boundary lines have recently been marked by a licensed surveyor. This property is easily accessible from U. S. Highway 340 and is close to numerous restaurants, stores, a brewery, wineries, Luray Caverns, the Shenandoah River, and the Shenandoah National Park. Mature trees and a freshly graded yard make this property the perfect place for a short-term rental or your very own homesteading retreat in the beautiful Shenandoah Valley. Don't delay as opportunities like this do not come knocking often.

9. 2023-12-14
   listed $175,000 Active

   Show marketing remark (639 chars)

   This cute bungalow offers all the essentials with its one-bedroom and one-bathroom, providing the ultimate mountain getaway to call home. Boundary lines have recently been marked by a licensed surveyor. This property is easily accessible from U. S. Highway 340 and is close to numerous restaurants, stores, a brewery, wineries, Luray Caverns, the Shenandoah River, and the Shenandoah National Park. Mature trees and a freshly graded yard make this property the perfect place for a short-term rental or your very own homesteading retreat in the beautiful Shenandoah Valley. Don't delay as opportunities like this do not come knocking often.

10. 1995-11-30
    soldstatus $33,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$700/yr (+$58/mo · 74.5%)

ⓘ 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 4/10 Moderate 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: $27,944
• − Mortgage interest: −$11,198
• − Property taxes: −$940
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$5,815
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $6,472/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 — New Market

• Score: 63/100
• State rank: #372
• US rank: #15038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+505.8% since first listed

10 events — show timeline

• 2026-05-12 Pending — CAAR
• 2026-03-25 Listed $199,900 CAAR
• 2024-01-30 Sold (MLS) $176,000 BRIGHT MLS
• 2024-01-30 Sold (MLS) $176,000 HRAR
• 2024-01-25 Pending — BRIGHT MLS
• 2023-12-17 Pending — HRAR
• 2023-12-17 Contingent — BRIGHT MLS
• 2023-12-14 Listed $175,000 BRIGHT MLS
• 2023-12-14 Listed $175,000 HRAR
• 1995-11-30 Sold (Public Records) $33,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $940 · +0.0% YoY. Source: county tax records.