279 Chapel St · Weber City, VA 24290

$147,000

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 33 Days on market

Built 1950 7,500 sqft lot Est $181k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +7.2/10.0
• Schools +5.8/10.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

279 Chapel Street, Weber City, Va. 24290-Brick 1.5 story home on a level corner, fenced lot featuring 4 bedrooms, living room, kitchen/dining comb. , full bath with a full unfinished basement and a single car drive-under garage, public water and sewer, great Weber City location close to shopping, churches and dining. Selling Absolutely to the highest bidder, no minimum, no reserve, June 19th, 2021 @ 10 am.

Key facts

• New pex plumbing
• Metal roof
• Real wood trim

Tags

• 200 AMP ELECTRICAL BOX
• NEW PEX PLUMBING
• ALL BRICK EXTERIOR
• METAL ROOF
• HARDWOOD FLOORS
• REAL WOOD TRIM

Property features AI

Exterior

• Parking: Parking pad; One-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One and one-half story house
• Construction: Brick and plaster construction; Metal roof
• Exterior features: Back yard fencing; Rolling slope topography; Lot roughly 50 x 150 (irregular); Subdivision: Westridge

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heating present (type: other); Window unit cooling and other cooling
• Interior features: Electric range and refrigerator included; Hardwood and laminate floors; Seven total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $41 ($493/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 $117k (20.1% below list).
• Recommended offer: $117k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#240 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Weber City Elementary (math 77% / reading 77%, grade A, #171 of 1,108 statewide, top 17%, 362 students, 78% FRL); Gate City Middle (math 74% / reading 71%, grade A, #61 of 342 statewide, top 18%, 333 students, 78% FRL); Gate City High (math 77% / reading 82%, grade A-, #63 of 319 statewide, top 22%, 619 students, 77% FRL) — zoned schools average 78% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.4% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 33 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $52k; list at $147k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,429 (20.1% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $180,792
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1749 Us Highway 23	0.42mi	4/1.0 (+1)	1,400 (-4%)	2mo	$173,000	$124	67
132 Laurel St	0.36mi	3/2.0	1,332 (-9%)	4mo	$188,000	$141	61
142 Joe St	0.14mi	3/2.0	1,300 (-11%)	13mo	$84,300	$65	60
318 Meadow Lark St	0.37mi	3/2.0	1,290 (-12%)	3mo	$176,000	$136	57
216 Shady Elm Ln	0.33mi	4/1.0 (+1)	1,393 (-4%)	22mo	$140,000	$101	54
471 Church St	0.28mi	4/2.0 (+1)	1,522 (+4%)	21mo	$215,000	$141	53
151 Ventor Dr	0.68mi	3/3.0	1,474 (+1%)	10mo	$211,000	$143	50
167 Charleston St	0.65mi	3/1.5	1,560 (+7%)	8mo	$190,000	$122	49
211 Boone St	0.65mi	4/2.0 (+1)	1,568 (+8%)	6mo	$247,000	$158	43
230 Ridge Rd	0.73mi	3/2.0	1,342 (-8%)	10mo	$81,250	$61	40
302 Yuma Rd	0.65mi	3/1.0	1,641 (+13%)	20mo	$195,000	$119	32

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

Projected returns pro-forma

4.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.77×
• Total profit: $31,702
• Equity at exit: $78,267

10-year hold

• IRR: 13.7%
• Equity multiple: 3.33×
• Total profit: $95,875
• Equity at exit: $131,088

Cash invested: $41,160 (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 24290

• Home prices YoY: 2.0%
• Active inventory: 11
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $41

Break-even live

Break-even rent $1,122

Max offer price $147,000

Occupancy floor 92%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $147,000 Active 33 DOM
2. 2026-06-17
   days on market $147,000 Active 32 DOM
3. 2026-06-16
   days on market $147,000 Active 31 DOM
4. 2026-06-15
   days on market $147,000 Active 30 DOM
5. 2026-06-15
   days on market $147,000 Active 29 DOM
6. 2026-06-13
   days on market $147,000 Active 28 DOM
7. 2026-06-12
   days on market $147,000 Active 27 DOM
8. 2026-06-09
   days on market $147,000 Active 24 DOM
9. 2026-06-08
   days on market $147,000 Active 23 DOM
10. 2026-06-08
    days on market $147,000 Active 22 DOM
11. 2026-06-07
    days on market $147,000 Active 21 DOM
12. 2026-06-03
    days on market $147,000 Active 18 DOM
13. 2026-06-02
    days on market $147,000 Active 17 DOM
14. 2026-06-01
    days on market $147,000 Active 16 DOM
15. 2026-05-31
    days on market $147,000 Active 15 DOM
16. 2026-05-16
    listed $147,000 Active
17. 2026-02-02
    price $148,000
18. 2026-01-13
    price $159,000
19. 2025-12-11
    price $169,000
20. 2025-12-04
    price $172,500
21. 2021-09-14
    soldstatus $51,700 409-char remark

    Show marketing remark (409 chars)

    279 Chapel Street, Weber City, Va. 24290-Brick 1.5 story home on a level corner, fenced lot featuring 4 bedrooms, living room, kitchen/dining comb. , full bath with a full unfinished basement and a single car drive-under garage, public water and sewer, great Weber City location close to shopping, churches and dining. Selling Absolutely to the highest bidder, no minimum, no reserve, June 19th, 2021 @ 10 am.

22. 2021-08-05
    soldstatus $51,700
23. 2021-05-27
    listed $51,700 409-char remark

    Show marketing remark (409 chars)

    279 Chapel Street, Weber City, Va. 24290-Brick 1.5 story home on a level corner, fenced lot featuring 4 bedrooms, living room, kitchen/dining comb. , full bath with a full unfinished basement and a single car drive-under garage, public water and sewer, great Weber City location close to shopping, churches and dining. Selling Absolutely to the highest bidder, no minimum, no reserve, June 19th, 2021 @ 10 am.

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $1,205 · $100/mo
• Expected delta: +$552/yr (+$46/mo · 84.4%)

ⓘ 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 5/10 Major 8 d/yr ≥100°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,091
• − Mortgage interest: −$8,234
• − Property taxes: −$654
• − Insurance: −$735
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$4,276
• Taxable loss: −$2,063
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $988/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: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

Livability — Weber City

• Score: 70/100
• State rank: #240
• US rank: #8050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weber City, VA
• City population: 2,276
• Population (ZIP): 2,276

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Pacific Islander 1%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.43%
• Current HPI: 221.6556
• 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

+184.3% since first listed

8 events — show timeline

• 2026-05-16 Listed $147,000 TVRMLS
• 2026-02-02 Price Changed $148,000 TVRMLS
• 2026-01-13 Price Changed $159,000 TVRMLS
• 2025-12-11 Price Changed $169,000 TVRMLS
• 2025-12-04 Price Changed $172,500 TVRMLS
• 2021-09-14 Sold (MLS) $51,700 TVRMLS
• 2021-08-05 Sold (Public Records) $51,700 Public Records
• 2021-05-27 Listed $51,700 TVRMLS

Property tax history

+4.3%/yr

Latest (2025): $654 · +0.0% YoY. Source: county tax records.