235 Daliah Way · Orange, VA 22960

$399,000

4 bd · 2.5 ba · 2,232 sqft · SingleFamily public records · 29 Days on market

Built 2017 0.25 ac lot $179/sqft · 10% below area Est $443k · 10% under $17/mo HOA · 1% of rent

---

Why this score? — see what drove the D- 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).

• ARV discount +12.0/15.0
• Cash flow +8.2/30.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0
• Appreciation +0.7/10.0

Listing remarks

Back to active through no fault of the seller. The appraised value came in above current list price, and the seller is offering a seller subsidy towards cosmetic updates with an acceptable offer! Welcome to 235 Daliah Way in charming Orange, Virginia, where peaceful living and small-town character come together. Surrounded by the beauty and history of the area, enjoy scenic views of the Blue Ridge Mountains as you explore everything Orange has to offer. Conveniently located within an hour of Charlottesville and Fredericksburg, and less than two hours from Washington, DC and Richmond, this home offers the perfect balance of quiet living and accessibility, with local restaurants and attract

Key facts

• Spacious backyard
• Walk-in closets
• Scenic views

Tags

• SCENIC VIEWS
• OPEN CONCEPT FAMILY ROOM
• SPACIOUS BACKYARD
• PRIVATE BATHROOM
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Property manager present; Pets allowed with no pet restrictions
• HOA & community: HOA fee $200 annually

Exterior

• Parking: Attached front-entry garage with 2 garage spaces
• Utilities: Public water; Public sewer; Municipal trash service; Cable TV available; Multiple phone lines; Underground utilities
• Home design: Detached single-family home; Built by D.R. Horton; Excellent condition; Fee simple ownership; In city limits
• Construction: Combination and brick exterior; Slab foundation; Double-pane insulated windows with screens; Building not winterized
• Exterior features: Play equipment in yard

Interior

• Kitchen: Dishwasher; Cooktop; Electric oven/range; Microwave; Refrigerator; Disposal
• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Heat pump(s) for heating and cooling; Programmable thermostat; Electric heating and cooling; Electric hot water
• Interior features: Open floor plan; Family room off kitchen; Kitchen island; Upgraded countertops; Attic access; 9'+ ceilings; Insulated and sliding glass doors; Not furnished
• Laundry & utility: Washer and dryer in unit; Has laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (34.1% below list).
• Recommended offer: $263k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Orange — 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 74/100 on livability (#151 in VA, #4,842 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living A-; Watch: crime C-, employment D+, amenities D.
• Orange County Public School District (rural): math 47% / reading 64% proficiency, ranked #71 of 131 in VA (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Orange County High (math 61% / reading 72%, grade B, #195 of 319 statewide, top 62%, 1,476 students, 43% FRL).
• Market conditions: 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 412 units permitted in Orange County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Orange County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,044 (34.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 12.6

CMA / ARV

• ARV (median comp): $443,258
• List price: $399,000
• Delta: -9.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 Parker Pl	0.04mi	4/2.5	2,265 (+2%)	5mo	$411,000	$181	91
608 Clover Ln	0.27mi	4/2.5	2,198 (-2%)	5mo	$454,999	$207	81
604 Clover Ln	0.29mi	4/2.5	2,198 (-2%)	6mo	$425,000	$193	79
269 Montevista Ave	0.40mi	4/2.5	2,238 (+0%)	5mo	$425,000	$190	77
628 Clover Ln	0.28mi	4/2.5	2,198 (-2%)	10mo	$435,000	$198	76
521 Aster Ln	0.25mi	3/2.5 (-1)	2,198 (-2%)	8mo	$454,999	$207	74
516 Aster Ln	0.20mi	4/3.0	2,479 (+11%)	3mo	$494,999	$200	68
513 Aster Ln	0.25mi	4/3.0	1,986 (-11%)	3mo	$399,999	$201	66
601 Clover Ln	0.29mi	4/3.0	1,986 (-11%)	2mo	$420,000	$211	64
502 Aster Ln	0.29mi	4/3.0	1,986 (-11%)	7mo	$429,999	$217	60
627 Clover Ln	0.29mi	3/2.5 (-1)	1,986 (-11%)	9mo	$417,000	$210	56
198 Peliso Ave	0.58mi	4/2.0	2,074 (-7%)	10mo	$349,000	$168	51

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

Projected returns pro-forma

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

5-year hold

• IRR: -23.1%
• Equity multiple: 0.21×
• Total profit: $-88,519
• Equity at exit: $59,492

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-108,222
• Equity at exit: $34,498

Cash invested: $111,720 (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 22960

• Home prices YoY: -2.4%
• Active inventory: 127
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,630 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$166
• HOA: −$17
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-372

Break-even live

Break-even rent $3,102

Max offer price $333,225

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Clover Ln Orange, VA	4.0	2.0	1790	$2,850	$1.59	5d	1	0.31mi
191 Barbour St Orange, VA	3.0	2.0	1722	$2,000	$1.16	1d	1	0.86mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 24 events

1. 2026-06-18
   days on market $399,000 Active 29 DOM
2. 2026-06-17
   days on market $399,000 Active 28 DOM
3. 2026-06-16
   days on market $399,000 Active 27 DOM
4. 2026-06-15
   days on market $399,000 Active 26 DOM
5. 2026-06-13
   days on market $399,000 Active 24 DOM
6. 2026-06-09
   days on market $399,000 Active 20 DOM
7. 2026-06-08
   days on market $399,000 Active 19 DOM
8. 2026-06-07
   days on market $399,000 Active 18 DOM
9. 2026-06-04
   days on market $399,000 Active 15 DOM
10. 2026-06-03
    days on market $399,000 Active 14 DOM
11. 2026-06-02
    days on market $399,000 Active 13 DOM
12. 2026-06-01
    days on market $399,000 Active 12 DOM
13. 2026-05-31
    days on market $399,000 Active 11 DOM
14. 2026-05-09
    historical Active Under Contract 1056-char remark
15. 2026-05-07
    listed $399,000 Active 1056-char remark
16. 2026-05-06
    historical
17. 2026-03-19
    listed $410,000 Active
18. 2026-03-12
    historical
19. 2017-08-31
    historical
20. 2017-07-04
    status Contract
21. 2017-06-30
    historical Withdrawn
22. 2017-05-26
    price
23. 2017-05-03
    listed Active
24. 2017-05-03
    listed $209,990

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $3,272 · $273/mo
• Expected delta: +$1,175/yr (+$98/mo · 56.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,565
• − Mortgage interest: −$22,350
• − Property taxes: −$2,097
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − HOA: −$204
• − Depreciation: −$11,607
• Taxable loss: −$11,738
• Est. tax savings @ 24.0%: +$2,817
• After-tax cash flow: $-1,651/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: Orange County Public School District
• NCES district ID: 5102820
• Math proficiency: 47% ▼ -35.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $61,086
• Composite: 48.34/100
• National rank: #2147
• State rank: #71 of 131 in VA

Livability — Orange

• Score: 74/100
• State rank: #151
• US rank: #4842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, VA
• Population (ZIP): 10,877

Population outlook (Orange County) Hauer SSP2

• Today (2025): 38,758 people
• By 2030: 40,411 · +4.3%
• By 2040: 43,477 · +12.2%
• By 2050: 45,856 · +18.3%
• By 2075: 51,067 · +31.8%
• By 2100: 51,387 · +32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 17% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 3% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Orange

• 2024 margin: Strong R (+24.7) · D 37.2% · R 61.9%
• 2008→2024 swing: -15.8pp toward R · 2008: -8.8pp · 2024: -24.7pp
• All cycles: 2024: R+24.7 2020: R+21.4 2016: R+26.6 2012: R+14.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.60%
• Current HPI: 350.4024
• 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

+90.0% since first listed

12 events — show timeline

• 2026-05-22 Relisted — BRIGHT MLS
• 2026-05-09 Contingent — BRIGHT MLS
• 2026-05-07 Listed $399,000 BRIGHT MLS
• 2026-05-06 Listing Removed — BRIGHT MLS
• 2026-03-19 Listed $410,000 BRIGHT MLS
• 2026-03-12 Coming Soon — BRIGHT MLS
• 2017-08-31 Listing Removed — BRIGHT MLS
• 2017-07-04 Pending — MRIS
• 2017-06-30 Delisted — MRIS
• 2017-05-26 Price Changed — MRIS
• 2017-05-03 Listed — MRIS
• 2017-05-03 Listed $209,990 BRIGHT MLS

Property tax history

+11.1%/yr

Latest (2025): $2,097 · +12.9% YoY. Source: county tax records.