452 Acton St · Front Royal, VA 22630

$290,000

3 bd · 2.5 ba · 1,774 sqft · SingleFamily public records · 13 Days on market

Built 1960 0.32 ac lot $163/sqft · 18% below area Est $355k · 18% under

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Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.9/10.0
• Rent growth +4.6/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential for an Investment property or your full time home. Located near shopping, Restaurants and Downtown Front Royal. Addition was added approx 2010 for the extra 4th Bedroom with its private bath and walk in closet. Large private back yard partially fenced in. Garden area fenced in and ready for your homegrown goodies. 2 spacious Living areas or one could be used for a formal dining room.

Key facts

• 0.32 acre lot
• Built 1960
• Listed 13 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Paved driveway; On-street parking; Driveway parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Estimated year built
• Construction: Stucco construction; Asphalt roof; Crawl space foundation; Above-grade and below-grade structures
• Exterior features: Front yard; Rear yard; Road frontage; Porch(es); Outdoor roofed area

Interior

• Kitchen: Electric oven/range; Refrigerator; Disposal
• Bedrooms: 2 bedrooms on main level; 2 bedrooms on first upper level; Master bedroom
• Flooring: Laminate flooring; Partial carpeting; Vinyl flooring
• Bathrooms: 3 full bathrooms total; 2 full baths on main level; 1 full bath on first upper level; Master bathroom
• Heating & cooling: Forced air heating (oil-fired); Ceiling fan cooling
• Interior features: Ceiling fans; Carpeted areas; Dining area; Formal separate dining room; Family room off kitchen; Stall shower; Walk-in closet(s); Plaster walls
• Laundry & utility: Washer in unit; Dryer in unit; Washer/Dryer hookups on main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (10.7% below list).
• Recommended offer: $259k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.6% in Front Royal — 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 73/100 on livability (#162 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living B+; Watch: commute F, employment D-.
• Warren County Public School District (town): math 49% / reading 64% proficiency, ranked #70 of 131 in VA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.3%/yr); 280 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 170 units permitted in Warren County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Warren County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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.
• Current owner paid $200k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $258,925 (10.7% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.89% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (median comp): $354,859
• List price: $290,000
• Delta: -18.28%
• 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
118 Mclendon Dr	0.16mi	3/1.5	1,604 (-10%)	0mo	$350,000	$218	72
520 Carter St	0.14mi	3/3.0	1,896 (+7%)	12mo	$404,000	$213	70
Lot 18 Stonewall Jackson Hwy	0.42mi	4/2.0 (+1)	1,840 (+4%)	1mo	$1,400,100	$761	67
129 Luray Ave	0.57mi	3/1.5	1,680 (-5%)	2mo	$439,900	$262	59
208 Church St	0.39mi	2/2.0 (-1)	1,632 (-8%)	7mo	$245,000	$150	56
116 Richmond Rd	0.73mi	3/2.0	1,796 (+1%)	9mo	$385,000	$214	54
19 W Jackson St	0.52mi	3/1.5	1,618 (-9%)	12mo	$325,000	$201	47
196 Old Browntown Rd	0.61mi	4/2.0 (+1)	1,919 (+8%)	13mo	$550,000	$287	40
319 Front St	0.37mi	4/1.0 (+1)	1,528 (-14%)	12mo	$320,000	$209	39
220 Orchard St	0.71mi	3/2.5	1,640 (-8%)	20mo	$355,000	$216	38
28 Bee St	0.72mi	3/2.5	1,958 (+10%)	17mo	$380,000	$194	35
306 Brown Ave	0.67mi	3/2.0	1,531 (-14%)	12mo	$399,900	$261	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.83×
• Total profit: $-13,455
• Equity at exit: $43,240

10-year hold

• IRR: 10.0%
• Equity multiple: 1.93×
• Total profit: $75,773
• Equity at exit: $25,074

Cash invested: $81,200 (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 22630

• Home prices YoY: -27.1%
• Rents YoY: 8.3%
• Active inventory: 280
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,589 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $314

Break-even live

Break-even rent $2,192

Max offer price $290,000

Occupancy floor 83%

Sensitivity live

Price	-10% $478	-5% $396	+0% $314	+5% $232	+10% $150
Rent	-10% $109	-5% $211	+0% $314	+5% $416	+10% $518
Rate	-1.0pp $460	-0.5pp $388	base $314	+0.5pp $239	+1.0pp $162

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 Acton St Front Royal, VA	3.0	2.5	1560	$2,500	$1.60	1d	1	0.06mi
115 Gloucester Rd Front Royal, VA	4.0	2.5	2307	$3,000	$1.30	1d	1	0.73mi

Listing history 19 events

1. 2026-05-12
   status Pending 387-char remark
2. 2026-04-29
   listed $290,000 Active 387-char remark
3. 2026-04-25
   historical $290,000 387-char remark
4. 2021-10-28
   soldstatus $200,000
5. 2021-10-27
   soldstatus $200,000 Closed 402-char remark

   Show marketing remark (402 chars)

   Great potential for an Investment property or your full time home. Located near shopping, Restaurants and Downtown Front Royal. Addition was added approx 2010 for the extra 4th Bedroom with its private bath and walk in closet. Large private back yard partially fenced in. Garden area fenced in and ready for your homegrown goodies. 2 spacious Living areas or one could be used for a formal dining room.

6. 2021-09-05
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Great potential for an Investment property or your full time home. Located near shopping, Restaurants and Downtown Front Royal. Addition was added approx 2010 for the extra 4th Bedroom with its private bath and walk in closet. Large private back yard partially fenced in. Garden area fenced in and ready for your homegrown goodies. 2 spacious Living areas or one could be used for a formal dining room.

7. 2021-08-31
   listed $179,900 Active 402-char remark

   Show marketing remark (402 chars)

   Great potential for an Investment property or your full time home. Located near shopping, Restaurants and Downtown Front Royal. Addition was added approx 2010 for the extra 4th Bedroom with its private bath and walk in closet. Large private back yard partially fenced in. Garden area fenced in and ready for your homegrown goodies. 2 spacious Living areas or one could be used for a formal dining room.

8. 2010-10-15
   soldstatus $44,000 Sold

   Show marketing remark (164 chars)

   Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

9. 2010-10-15
   soldstatus $44,000

   Show marketing remark (164 chars)

   Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

10. 2010-08-10
    status Contract

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

11. 2010-08-10
    historical

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

12. 2010-07-22
    price $54,900

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

13. 2010-06-22
    price $65,000

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

14. 2010-05-05
    price $74,500

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

15. 2010-04-05
    price $89,900

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

16. 2010-03-09
    price $99,900

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

17. 2010-02-03
    price $115,000

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

18. 2010-01-04
    listed $119,900 Active

    Show marketing remark (164 chars)

    Get a GREAT DEAL on this cute 3 bedrm, 1 1/2 bath cottage on slightly over 1/3 of an acre-- great for the first-time home buyer or investor! Come take a look today!

19. 2010-01-03
    listed $54,900

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,296/yr (+$108/mo · 119.8%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $31,071
• − Mortgage interest: −$16,245
• − Property taxes: −$1,082
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$8,436
• Taxable loss: −$1,113
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $4,032/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: Warren County Public School District
• NCES district ID: 5103870
• Math proficiency: 49% ▼ -29.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $61,504
• Composite: 49.22/100
• National rank: #2039
• State rank: #70 of 131 in VA

Livability — Front Royal

• Score: 73/100
• State rank: #162
• US rank: #5050

Category grades

Amenities B- Commute F Cost of living B+ 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: Front Royal, VA
• County: Warren County · 35,615 people
• City population: 35,615
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 35,615
• Household income: $84,631
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 460.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 42,045 people
• By 2030: 43,257 · +2.9%
• By 2040: 45,088 · +7.2%
• By 2050: 45,567 · +8.4%
• By 2075: 46,081 · +9.6%
• By 2100: 42,093 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+37.6) · D 30.6% · R 68.3% · Other 1.1%
• 2008→2024 swing: -26.0pp toward R · 2008: -11.7pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+35.3 2016: R+37.1 2012: R+20.5 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.82%
• Current HPI: 319.8136
• Rent YoY: ▲ 8.30%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+428.2% since first listed

19 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-29 Listed $290,000 BRIGHT MLS
• 2026-04-25 Coming Soon $290,000 BRIGHT MLS
• 2021-10-28 Sold (Public Records) $200,000 Public Records
• 2021-10-27 Sold (MLS) $200,000 BRIGHT MLS
• 2021-09-05 Pending — BRIGHT MLS
• 2021-08-31 Listed $179,900 BRIGHT MLS
• 2010-10-15 Sold (MLS) $44,000 BRIGHT MLS
• 2010-10-15 Sold (MLS) $44,000 MRIS
• 2010-08-10 Pending — MRIS
• 2010-08-10 Listing Removed — BRIGHT MLS
• 2010-07-22 Price Changed $54,900 MRIS
• 2010-06-22 Price Changed $65,000 MRIS
• 2010-05-05 Price Changed $74,500 MRIS
• 2010-04-05 Price Changed $89,900 MRIS
• 2010-03-09 Price Changed $99,900 MRIS
• 2010-02-03 Price Changed $115,000 MRIS
• 2010-01-04 Listed $119,900 MRIS
• 2010-01-03 Listed $54,900 BRIGHT MLS

Property tax history

+4.0%/yr

Latest (2026): $1,082 · -29.1% YoY. Source: county tax records.