110 N Main St · Woodstock, VA 22824

$150,000

3 bd · 1.5 ba · 1,685 sqft · SingleFamily public records · 187 Days on market

Built 1915 0.30 ac lot $89/sqft · 59% below area Est $282k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a First look Property. First Look marketing period was created to promote homeownership and contribute to neighborhood stabilization allowing homebuyers to negotiate and purchase foreclosed properties before they are made available to investors. Step back in time with this turn-of-the-century Folk Victorian, ready to be restored to its original charm. Set on an elevated lot with mature trees and an inviting porch, this 3-bedroom, 2-bath home exudes classic architectural character and endless potential. Featuring a distinctive front gable, tall windows, wood siding, and period trim details, the home retains much of its original craftsmanship. Inside, you’ll find generous room sizes, high ceilings, and the opportunity to reimagine every space from the ground up. The large front porch, perfect for rocking chairs and morning coffee, sets the tone for a timeless renovation or thoughtful modernization. This property is ideal for investors, visionaries, or anyone seeking a rewarding restoration project. Bring your contractor, your creativity, and your appreciation for historic homes—this diamond in the rough is waiting to shine again. Sold strictly as-is. Buyer to verify all information.

Key facts

• Tall windows
• Elevated lot
• Wood siding

Tags

• ELEVATED LOT
• MATURE TREES
• INVITING PORCH
• DISTINCTIVE FRONT GABLE
• TALL WINDOWS
• WOOD SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.2% in Woodstock — 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 79/100 on livability (#70 in VA, #2,185 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F, commute F.
• Shenandoah County Public School District (town): math 46% / reading 58% proficiency, ranked #91 of 131 in VA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: W.W. Robinson Elementary (math 53% / reading 49%, grade C-, #733 of 1,108 statewide, top 66%, 1,061 students, 74% FRL); Peter Muhlenberg Middle (math 33% / reading 57%, grade D, #274 of 342 statewide, top 81%, 451 students, 73% FRL); Central High (math 46% / reading 66%, grade C, #275 of 319 statewide, top 87%, 749 students, 73% FRL) — zoned schools average 73% FRL vs 37% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Shenandoah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Shenandoah County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1915 — 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. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $281,536
• List price: $150,000
• Delta: -46.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 N Church St	0.24mi	3/1.0	1,721 (+2%)	9mo	$238,000	$138	76
219 N Church St	0.15mi	4/3.0 (+1)	1,791 (+6%)	1mo	$315,000	$176	71
505 W North St	0.50mi	3/2.0	1,650 (-2%)	2mo	$436,250	$264	70
224 N Church St	0.17mi	3/2.0	1,485 (-12%)	2mo	$349,500	$235	69
358 W Spring St	0.34mi	3/2.0	1,560 (-7%)	3mo	$240,000	$154	67
218 S Commerce St	0.26mi	4/2.0 (+1)	1,538 (-9%)	15mo	$299,900	$195	54
359 W Spring St	0.36mi	2/2.0 (-1)	1,486 (-12%)	6mo	$181,000	$122	52
508 Massanutten Hts	0.45mi	4/2.0 (+1)	1,890 (+12%)	2mo	$358,000	$189	50
411 Boyd St	0.69mi	3/2.0	1,816 (+8%)	7mo	$330,000	$182	47
345 Shaffer St	0.44mi	2/2.0 (-1)	1,872 (+11%)	11mo	$125,000	$67	45
208 S Lee St	0.41mi	3/1.0	1,453 (-14%)	17mo	$250,000	$172	42
539 Lupton Rd	0.74mi	2/1.5 (-1)	1,517 (-10%)	5mo	$309,000	$204	40

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: 36.2%
• Equity multiple: 3.80×
• Total profit: $117,522
• Equity at exit: $135,132

10-year hold

• IRR: 31.1%
• Equity multiple: 8.57×
• Total profit: $317,828
• Equity at exit: $291,417

Cash invested: $42,000 (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 22824

• Home prices YoY: 8.9%
• Active inventory: 44
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $563

Break-even live

Break-even rent $1,193

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $648	-5% $605	+0% $563	+5% $521	+10% $478
Rent	-10% $412	-5% $488	+0% $563	+5% $638	+10% $714
Rate	-1.0pp $639	-0.5pp $601	base $563	+0.5pp $524	+1.0pp $485

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 S Commerce St Woodstock, VA	3.0	2.0	1064	$2,200	$2.07	0d	1	0.33mi
508 S Water St Woodstock, VA	2.0	2.0	1344	$1,600	$1.19	12d	1	0.43mi
433 Mill Rd Woodstock, VA	3.0	2.0	1966	$1,900	$0.97	26d	1	0.72mi

Listing history 21 events

1. 2026-06-21
   days on market $150,000 Active 187 DOM
2. 2026-06-18
   days on market $150,000 Active 184 DOM
3. 2026-06-17
   days on market $150,000 Active 183 DOM
4. 2026-06-16
   pricedays on market $150,000 Active 182 DOM
5. 2026-06-15
   days on market $159,900 Active 181 DOM
6. 2026-06-13
   days on market $159,900 Active 179 DOM
7. 2026-06-13
   days on market $159,900 Active 178 DOM
8. 2026-06-09
   days on market $159,900 Active 175 DOM
9. 2026-06-08
   days on market $159,900 Active 174 DOM
10. 2026-06-07
    days on market $159,900 Active 173 DOM
11. 2026-06-04
    days on market $159,900 Active 170 DOM
12. 2026-06-03
    days on market $159,900 Active 169 DOM
13. 2026-06-02
    days on market $159,900 Active 168 DOM
14. 2026-06-01
    days on market $159,900 Active 167 DOM
15. 2026-05-31
    days on market $159,900 Active 166 DOM
16. 2026-04-16
    price $159,900 1220-char remark

    Show marketing remark (1220 chars)

    This is a First look Property. First Look marketing period was created to promote homeownership and contribute to neighborhood stabilization allowing homebuyers to negotiate and purchase foreclosed properties before they are made available to investors. Step back in time with this turn-of-the-century Folk Victorian, ready to be restored to its original charm. Set on an elevated lot with mature trees and an inviting porch, this 3-bedroom, 2-bath home exudes classic architectural character and endless potential. Featuring a distinctive front gable, tall windows, wood siding, and period trim details, the home retains much of its original craftsmanship. Inside, you’ll find generous room sizes, high ceilings, and the opportunity to reimagine every space from the ground up. The large front porch, perfect for rocking chairs and morning coffee, sets the tone for a timeless renovation or thoughtful modernization. This property is ideal for investors, visionaries, or anyone seeking a rewarding restoration project. Bring your contractor, your creativity, and your appreciation for historic homes—this diamond in the rough is waiting to shine again. Sold strictly as-is. Buyer to verify all information.

17. 2026-01-29
    price $177,900 1220-char remark

    Show marketing remark (1220 chars)

    This is a First look Property. First Look marketing period was created to promote homeownership and contribute to neighborhood stabilization allowing homebuyers to negotiate and purchase foreclosed properties before they are made available to investors. Step back in time with this turn-of-the-century Folk Victorian, ready to be restored to its original charm. Set on an elevated lot with mature trees and an inviting porch, this 3-bedroom, 2-bath home exudes classic architectural character and endless potential. Featuring a distinctive front gable, tall windows, wood siding, and period trim details, the home retains much of its original craftsmanship. Inside, you’ll find generous room sizes, high ceilings, and the opportunity to reimagine every space from the ground up. The large front porch, perfect for rocking chairs and morning coffee, sets the tone for a timeless renovation or thoughtful modernization. This property is ideal for investors, visionaries, or anyone seeking a rewarding restoration project. Bring your contractor, your creativity, and your appreciation for historic homes—this diamond in the rough is waiting to shine again. Sold strictly as-is. Buyer to verify all information.

18. 2026-01-01
    status Active 1220-char remark

    Show marketing remark (1220 chars)

    This is a First look Property. First Look marketing period was created to promote homeownership and contribute to neighborhood stabilization allowing homebuyers to negotiate and purchase foreclosed properties before they are made available to investors. Step back in time with this turn-of-the-century Folk Victorian, ready to be restored to its original charm. Set on an elevated lot with mature trees and an inviting porch, this 3-bedroom, 2-bath home exudes classic architectural character and endless potential. Featuring a distinctive front gable, tall windows, wood siding, and period trim details, the home retains much of its original craftsmanship. Inside, you’ll find generous room sizes, high ceilings, and the opportunity to reimagine every space from the ground up. The large front porch, perfect for rocking chairs and morning coffee, sets the tone for a timeless renovation or thoughtful modernization. This property is ideal for investors, visionaries, or anyone seeking a rewarding restoration project. Bring your contractor, your creativity, and your appreciation for historic homes—this diamond in the rough is waiting to shine again. Sold strictly as-is. Buyer to verify all information.

19. 2025-11-15
    status Pending 1220-char remark

    Show marketing remark (1220 chars)

    This is a First look Property. First Look marketing period was created to promote homeownership and contribute to neighborhood stabilization allowing homebuyers to negotiate and purchase foreclosed properties before they are made available to investors. Step back in time with this turn-of-the-century Folk Victorian, ready to be restored to its original charm. Set on an elevated lot with mature trees and an inviting porch, this 3-bedroom, 2-bath home exudes classic architectural character and endless potential. Featuring a distinctive front gable, tall windows, wood siding, and period trim details, the home retains much of its original craftsmanship. Inside, you’ll find generous room sizes, high ceilings, and the opportunity to reimagine every space from the ground up. The large front porch, perfect for rocking chairs and morning coffee, sets the tone for a timeless renovation or thoughtful modernization. This property is ideal for investors, visionaries, or anyone seeking a rewarding restoration project. Bring your contractor, your creativity, and your appreciation for historic homes—this diamond in the rough is waiting to shine again. Sold strictly as-is. Buyer to verify all information.

20. 2025-10-29
    listed $189,900 Active 1220-char remark

    Show marketing remark (1220 chars)

    This is a First look Property. First Look marketing period was created to promote homeownership and contribute to neighborhood stabilization allowing homebuyers to negotiate and purchase foreclosed properties before they are made available to investors. Step back in time with this turn-of-the-century Folk Victorian, ready to be restored to its original charm. Set on an elevated lot with mature trees and an inviting porch, this 3-bedroom, 2-bath home exudes classic architectural character and endless potential. Featuring a distinctive front gable, tall windows, wood siding, and period trim details, the home retains much of its original craftsmanship. Inside, you’ll find generous room sizes, high ceilings, and the opportunity to reimagine every space from the ground up. The large front porch, perfect for rocking chairs and morning coffee, sets the tone for a timeless renovation or thoughtful modernization. This property is ideal for investors, visionaries, or anyone seeking a rewarding restoration project. Bring your contractor, your creativity, and your appreciation for historic homes—this diamond in the rough is waiting to shine again. Sold strictly as-is. Buyer to verify all information.

21. 2002-11-19
    soldstatus $112,500

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$107/yr (+$9/mo · 9.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,871
• − Mortgage interest: −$8,402
• − Property taxes: −$1,123
• − Insurance: −$750
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$4,364
• Taxable income: $4,573
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $5,658/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: Shenandoah County Public School District
• NCES district ID: 5103510
• Math proficiency: 46% ▼ -30.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $50,207
• Composite: 44.42/100
• National rank: #2811
• State rank: #91 of 131 in VA

Livability — Woodstock

• Score: 79/100
• State rank: #70
• US rank: #2185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, VA
• Population (ZIP): 6,061

Population outlook (Shenandoah County) Hauer SSP2

• Today (2025): 44,891 people
• By 2030: 45,630 · +1.6%
• By 2040: 46,708 · +4.0%
• By 2050: 47,072 · +4.9%
• By 2075: 47,418 · +5.6%
• By 2100: 43,707 · -2.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 9% Slovak 4% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Shenandoah

• 2024 margin: Solid R (+42.2) · D 28.4% · R 70.6% · Other 1.0%
• 2008→2024 swing: -15.8pp toward R · 2008: -26.5pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.6 2016: R+43.3 2012: R+31.4 2008: R+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.98%
• Current HPI: 342.2967
• 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

+42.1% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $159,900 BRIGHT MLS
• 2026-01-29 Price Changed $177,900 BRIGHT MLS
• 2026-01-01 Relisted — BRIGHT MLS
• 2025-11-15 Pending — BRIGHT MLS
• 2025-10-29 Listed $189,900 BRIGHT MLS
• 2002-11-19 Sold (Public Records) $112,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,123 · +0.0% YoY. Source: county tax records.