34 Windy Hill Ln · Berryville, VA 22611

$100,000

2 bd · 1.0 ba · 970 sqft · Manufactured public records · 11 Days on market

Built 1967 0.70 ac lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special in Berryville! This 4-bedroom, 1-bath home situated on approximately 0.7 acres presents a prime opportunity for renovation and long-term rental potential. With 970 square feet, the existing structure is ready for updates, making it an ideal value-add project for investors looking to build equity. The lot offers a peaceful rural setting with room to enhance the property, while still being conveniently located near town amenities. With strong demand for affordable rentals in the area, this property has the potential to generate solid cash flow once renovated. Whether you’re looking to flip, hold as a rental, or explore replacement options, this property offers flexibili

Key facts

• Near town amenities
• 0.7 acres
• Rural setting

Tags

• 0.7 ACRES
• RURAL SETTING
• NEAR TOWN AMENITIES
• CLARKE COUNTY LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.7% vs local median 2.1% in Berryville — 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 76/100 on livability (#117 in VA, #3,582 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: cost of living D+, amenities F, commute F.
• Clarke County Public School District (rural): math 52% / reading 69% proficiency, ranked #47 of 131 in VA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: D.G. Cooley Elementary (math 47% / reading 60%, grade C, #684 of 1,108 statewide, top 62%, 463 students, 31% FRL); Johnson-Williams Middle (math 49% / reading 68%, grade B, #171 of 342 statewide, top 50%, 425 students, 29% FRL); Clarke County High (math 67% / reading 87%, grade A-, #90 of 319 statewide, top 30%, 693 students, 27% FRL).
• Market conditions: 36 active listings in the ZIP; 15 units permitted in Clarke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Clarke County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.68% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.0%
• Equity multiple: 4.53×
• Total profit: $98,973
• Equity at exit: $90,088

10-year hold

• IRR: 40.9%
• Equity multiple: 10.16×
• Total profit: $256,420
• Equity at exit: $194,278

Cash invested: $28,000 (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 22611

• Home prices YoY: 6.2%
• Active inventory: 36
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $699

Break-even live

Break-even rent $796

Max offer price $100,000

Occupancy floor 53%

Sensitivity live

Price	-10% $756	-5% $727	+0% $699	+5% $671	+10% $642
Rent	-10% $566	-5% $633	+0% $699	+5% $765	+10% $832
Rate	-1.0pp $749	-0.5pp $724	base $699	+0.5pp $673	+1.0pp $647

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-10
   listed $100,000 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: $754 · $63/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$66/yr (+$5/mo · 8.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,172
• − Mortgage interest: −$5,602
• − Property taxes: −$754
• − Insurance: −$500
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$2,909
• Taxable income: $7,179
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $6,666/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: Clarke County Public School District
• NCES district ID: 5100870
• Math proficiency: 52% ▼ -28.00%
• Reading proficiency: 69% ▼ -3.00%
• Median HH income: $72,709
• Composite: 53.6/100
• National rank: #1439
• State rank: #47 of 131 in VA

Livability — Berryville

• Score: 76/100
• State rank: #117
• US rank: #3582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,292
• Population (ZIP): 9,292

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 15,102 people
• By 2030: 15,463 · +2.4%
• By 2040: 16,014 · +6.0%
• By 2050: 16,212 · +7.4%
• By 2075: 17,257 · +14.3%
• By 2100: 16,631 · +10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Black 4% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 8% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Clarke

• 2024 margin: R (+16.9) · D 40.8% · R 57.7% · Other 1.5%
• 2008→2024 swing: -11.7pp toward R · 2008: -5.2pp · 2024: -16.9pp
• All cycles: 2024: R+16.9 2020: R+13.6 2016: R+19.8 2012: R+13.7 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.06%
• Current HPI: 380.9257
• 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

2 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-10 Listed $100,000 BRIGHT MLS

Property tax history

-0.3%/yr

Latest (2025): $754 · +0.3% YoY. Source: county tax records.