239 Boxwood St · Glade Spring, VA 24340

$144,900

3 bd · 1.5 ba · 1,869 sqft · SingleFamily public records · 430 Days on market

Built 1900 1.39 ac lot $78/sqft · 45% below area Est $263k · 45% 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 +17.7/30.0
• ARV discount +15.0/15.0
• Schools +6.2/10.0
• Appreciation +5.7/10.0
• DSCR +5.5/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FIXER UPPER -- READY TO SELL! 1900s Farmhouse sitting on 1.39 Acres! Lots of space and some unique character in it. Lots of potential and the property is fairly level. There is a barn on the property as well. The home has a living room, dining room, eat-in kitchen, bedroom, laundry room, storage/office and 1 1/2 baths on the first floor. The second floor has 2 bedrooms. The kitchen has lots of cabinets for storage. The home is heated and cooled with a newer heat pump. The roof is new as well. Being sold AS IS!

Key facts

• Barn
• Laundry room
• Living room

Tags

• 1.39 ACRES
• BARN
• LIVING ROOM
• DINING ROOM
• EAT-IN KITCHEN
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $123k (15.1% below list).
• Recommended offer: $123k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#399 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: health & safety C-, crime D-, amenities F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 34 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $55k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $145k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,083 (15.1% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 A-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $263,280
• List price: $144,900
• Delta: -44.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 E Glade St	0.38mi	3/1.5	1,848 (-1%)	1mo	$110,000	$60	80
679 Hillman Hwy	0.29mi	3/2.5	1,940 (+4%)	12mo	$367,500	$189	66
230 Kirkwood St	0.38mi	4/2.0 (+1)	1,967 (+5%)	1mo	$245,000	$125	66
518 Sycamore St	0.37mi	3/2.0	1,800 (-4%)	14mo	$321,000	$178	63
33325 Graceland Ln	0.74mi	3/2.0	1,861 (-0%)	22mo	$355,000	$191	44
141 Monte Vista Dr	0.61mi	3/2.0	1,782 (-5%)	23mo	$160,000	$90	43
615 Monte Vista Dr	0.70mi	3/2.0	1,671 (-11%)	11mo	$310,000	$186	38
555 Sycamore St	0.45mi	4/2.0 (+1)	2,064 (+10%)	22mo	$268,300	$130	36

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

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.31×
• Total profit: $12,648
• Equity at exit: $52,166

10-year hold

• IRR: 9.9%
• Equity multiple: 2.25×
• Total profit: $50,727
• Equity at exit: $71,462

Cash invested: $40,572 (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 24340

• Home prices YoY: 0.8%
• Active inventory: 34
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $117

Break-even live

Break-even rent $1,082

Max offer price $144,900

Occupancy floor 85%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $144,900 Active 430 DOM
2. 2026-06-18
   days on market $144,900 Active 429 DOM
3. 2026-06-17
   days on market $144,900 Active 428 DOM
4. 2026-06-16
   days on market $144,900 Active 427 DOM
5. 2026-06-15
   days on market $144,900 Active 426 DOM
6. 2026-06-14
   days on market $144,900 Active 424 DOM
7. 2026-06-13
   days on market $144,900 Active 423 DOM
8. 2026-06-10
   days on market $144,900 Active 421 DOM
9. 2026-06-09
   days on market $144,900 Active 420 DOM
10. 2026-06-08
    days on market $144,900 Active 419 DOM
11. 2026-06-07
    days on market $144,900 Active 418 DOM
12. 2026-06-02
    days on market $144,900 Active 413 DOM
13. 2026-06-01
    days on market $144,900 Active 412 DOM
14. 2026-05-31
    days on market $144,900 Active 411 DOM
15. 2026-05-30
    days on market $144,900 Active 410 DOM
16. 2026-01-24
    price $144,900 517-char remark

    Show marketing remark (517 chars)

    FIXER UPPER -- READY TO SELL! 1900s Farmhouse sitting on 1.39 Acres! Lots of space and some unique character in it. Lots of potential and the property is fairly level. There is a barn on the property as well. The home has a living room, dining room, eat-in kitchen, bedroom, laundry room, storage/office and 1 1/2 baths on the first floor. The second floor has 2 bedrooms. The kitchen has lots of cabinets for storage. The home is heated and cooled with a newer heat pump. The roof is new as well. Being sold AS IS!

17. 2025-08-13
    price $189,900 517-char remark

    Show marketing remark (517 chars)

    FIXER UPPER -- READY TO SELL! 1900s Farmhouse sitting on 1.39 Acres! Lots of space and some unique character in it. Lots of potential and the property is fairly level. There is a barn on the property as well. The home has a living room, dining room, eat-in kitchen, bedroom, laundry room, storage/office and 1 1/2 baths on the first floor. The second floor has 2 bedrooms. The kitchen has lots of cabinets for storage. The home is heated and cooled with a newer heat pump. The roof is new as well. Being sold AS IS!

18. 2025-04-15
    listed $199,900 Active 517-char remark

    Show marketing remark (517 chars)

    FIXER UPPER -- READY TO SELL! 1900s Farmhouse sitting on 1.39 Acres! Lots of space and some unique character in it. Lots of potential and the property is fairly level. There is a barn on the property as well. The home has a living room, dining room, eat-in kitchen, bedroom, laundry room, storage/office and 1 1/2 baths on the first floor. The second floor has 2 bedrooms. The kitchen has lots of cabinets for storage. The home is heated and cooled with a newer heat pump. The roof is new as well. Being sold AS IS!

19. 2022-10-18
    listed $160,500 Active
20. 2019-03-11
    soldstatus $39,000
21. 2018-11-09
    listed $45,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$771/yr (+$64/mo · 184.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,770
• − Mortgage interest: −$8,117
• − Property taxes: −$418
• − Insurance: −$724
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,215
• Taxable loss: −$1,067
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,664/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Glade Spring

• Score: 62/100
• State rank: #399
• US rank: #16421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glade Spring, VA
• Population (ZIP): 6,173

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Two or more races 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 180.6398
• 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

+222.0% since first listed

6 events — show timeline

• 2026-01-24 Price Changed $144,900 SWVAR
• 2025-08-13 Price Changed $189,900 SWVAR
• 2025-04-15 Listed $199,900 SWVAR
• 2022-10-18 Listed $160,500 SWVAR
• 2019-03-11 Sold (MLS) $39,000 SWVAR
• 2018-11-09 Listed $45,000 SWVAR

Property tax history

+0.5%/yr

Latest (2024): $418 · +0.0% YoY. Source: county tax records.