586 Monorat Rd · Woodlawn, VA 24381

$120,000

5 bd · 2.0 ba · 3,288 sqft · SingleFamily · 57 Days on market

Built 1993 0.74 ac lot ↓ 4% since listing

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Why this score? — see what drove the B 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.5/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 5BR/2BA home situated on approximately 0.74 acres featuring a metal roof, 8 years old, and central heat and air. Property includes dishwasher, two refrigerators, two stoves, washer and dryer; condition of all appliances is unknown. Home is in poor interior condition and will require extensive clean-out due to excessive debris/trash and pet activity throughout. Some areas are inaccessible due to contents. Use caution when entering and walking the property—watch footing. Property is being sold AS-IS, WHERE-IS with no repairs, cleaning, or trash removal to be completed by seller. Great opportunity for investors, renovation buyers, or those seeking a project. Great potential rent

Key facts

• Two refrigerators
• Metal roof
• Central heat and air

Tags

• METAL ROOF
• CENTRAL HEAT AND AIR
• DISHWASHER
• TWO REFRIGERATORS
• TWO STOVES
• WASHER AND DRYER

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single family residence; Two levels; Residential zoning
• Construction: Wood siding; Metal roof; Finished below-grade area
• Exterior features: Deck; Cleared lot; Barn(s); Shed(s)

Interior

• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Basement present; Other flooring

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% in Woodlawn — 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 (#164 in VA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A, housing A-; Watch: amenities F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakland Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 180 students, 85% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.5% local appreciation)).
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.31×
• Total profit: $44,014
• Equity at exit: $64,383

10-year hold

• IRR: 21.2%
• Equity multiple: 4.50×
• Total profit: $117,674
• Equity at exit: $108,232

Cash invested: $33,600 (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 24381

• Home prices YoY: 3.5%
• Active inventory: 24
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $310

Break-even live

Break-even rent $988

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $378	-5% $344	+0% $310	+5% $276	+10% $242
Rent	-10% $201	-5% $256	+0% $310	+5% $365	+10% $419
Rate	-1.0pp $371	-0.5pp $341	base $310	+0.5pp $279	+1.0pp $248

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $120,000 Active 57 DOM
2. 2026-06-18
   days on market $120,000 Active 56 DOM
3. 2026-06-17
   days on market $120,000 Active 55 DOM
4. 2026-06-16
   days on market $120,000 Active 54 DOM
5. 2026-06-15
   days on market $120,000 Active 53 DOM
6. 2026-06-14
   days on market $120,000 Active 51 DOM
7. 2026-06-12
   days on market $120,000 Active 50 DOM
8. 2026-06-09
   days on market $120,000 Active 47 DOM
9. 2026-06-08
   days on market $120,000 Active 46 DOM
10. 2026-06-07
    days on market $120,000 Active 45 DOM
11. 2026-06-05
    days on market $120,000 Active 42 DOM
12. 2026-06-03
    price $120,000 Active 40 DOM
13. 2026-06-02
    days on market $124,900 Active 40 DOM
14. 2026-06-01
    days on market $124,900 Active 39 DOM
15. 2026-05-31
    days on market $124,900 Active 38 DOM
16. 2026-05-30
    days on market $124,900 Active 37 DOM
17. 2026-05-19
    price $124,900
18. 2026-04-23
    listed $129,900 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: $1,216 · $101/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,572
• − Mortgage interest: −$6,722
• − Property taxes: −$1,216
• − Insurance: −$600
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,491
• Taxable income: $1,892
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,270/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Woodlawn

• Score: 73/100
• State rank: #164
• US rank: #5079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,480
• Population (ZIP): 3,480

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.50%
• Current HPI: 133.1724
• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $124,900 SWVAR
• 2026-04-23 Listed $129,900 SWVAR

Property tax history

+1.7%/yr

Latest (2025): $1,216 · +31.7% YoY. Source: county tax records.