3324 Laurel Rd · Schuyler, VA 22971

$262,900

2 bd · 2.0 ba · 984 sqft · SingleFamily public records · 91 Days on market

Built 2008 2.00 ac lot ↓ 4% since listing

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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).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.4/10.0
• DSCR +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

Key facts

• Garden spots
• Majestic pine trees
• Flowering plants

Tags

• MOUNTAIN VIEWS
• MAJESTIC PINE TREES
• FLOWERING PLANTS
• GARDEN SPOTS
• SHED WITH ELECTRICITY
• WHOLE HOUSE GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (29.8% below list).
• Recommended offer: $185k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#530 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Nelson County Public School District (rural): math 42% / reading 62% proficiency, ranked #92 of 131 in VA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rockfish River Elementary (math 42% / reading 52%, grade D-, #794 of 1,108 statewide, top 74%, 268 students, 79% FRL); Nelson Middle (math 44% / reading 66%, grade B-, #189 of 342 statewide, top 56%, 340 students, 78% FRL); Nelson County High (math 57% / reading 82%, grade B, #159 of 319 statewide, top 53%, 517 students, 70% FRL) — zoned schools average 76% FRL vs 44% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 66 units permitted in Nelson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.9% local appreciation)).
• Nelson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 91 days — a 9% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,675 (29.8% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.15×
• Total profit: $10,790
• Equity at exit: $102,641

10-year hold

• IRR: 6.6%
• Equity multiple: 1.89×
• Total profit: $65,870
• Equity at exit: $146,999

Cash invested: $73,612 (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 22971

• Home prices YoY: 0.6%
• Active inventory: 15
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-96

Break-even live

Break-even rent $1,968

Max offer price $245,951

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-22	+0% $-96	+5% $-170	+10% $-245
Rent	-10% $-242	-5% $-169	+0% $-96	+5% $-23	+10% $50
Rate	-1.0pp $36	-0.5pp $-29	base $-96	+0.5pp $-164	+1.0pp $-233

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: $65,725
• Closing costs: $7,887
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   price $262,900 497-char remark

   Show marketing remark (497 chars)

   This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

2. 2026-04-22
   price $262,900 497-char remark

   Show marketing remark (497 chars)

   This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

3. 2026-03-30
   price $267,900 497-char remark

   Show marketing remark (497 chars)

   This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

4. 2026-03-30
   price $267,900 497-char remark

   Show marketing remark (497 chars)

   This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

5. 2026-02-25
   listed $274,900 Active 497-char remark

   Show marketing remark (497 chars)

   This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

6. 2026-02-25
   listed $274,900 Active 497-char remark

   Show marketing remark (497 chars)

   This property is situated off a main road on 2 acres that is private with mountain views, majestic pine trees, a lot of flowering plants, several garden spots and a 12 X 16 shed with electricity. The home offers lovely hardwood floors, a whole house generator, the roof is a year old, the heat pump is 6 years old, all listed appliances convey and firefly is available. The property is located between Lovingston and Charlottesville if you are looking for a easy commute to work in Charlotteville.

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,356/yr (+$113/mo · 169.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $22,161
• − Mortgage interest: −$14,726
• − Property taxes: −$800
• − Insurance: −$1,314
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$7,648
• Taxable loss: −$5,874
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $258/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: Nelson County Public School District
• NCES district ID: 5102580
• Math proficiency: 42% ▼ -45.00%
• Reading proficiency: 62% ▼ -14.00%
• Median HH income: $50,092
• Composite: 44.37/100
• National rank: #2818
• State rank: #92 of 131 in VA

Livability — Schuyler

• Score: 53/100
• State rank: #530
• US rank: #24319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,675
• Population (ZIP): 2,349

Population outlook (Nelson County) Hauer SSP2

• Today (2025): 14,115 people
• By 2030: 13,563 · -3.9%
• By 2040: 12,384 · -12.3%
• By 2050: 11,481 · -18.7%
• By 2075: 10,103 · -28.4%
• By 2100: 8,788 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 5% Cuban 7%
• Common ancestry: Swedish 5% Serbian 5% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 8%

Political lean MEDSL · Nelson

• 2024 margin: Lean R (+7.5) · D 45.8% · R 53.3%
• 2008→2024 swing: -16.7pp toward R · 2008: 9.2pp · 2024: -7.5pp
• All cycles: 2024: R+7.5 2020: R+5.2 2016: R+5.7 2012: D+2.8 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 330.5576
• 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

-4.4% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $262,900 LMLS
• 2026-04-22 Price Changed $262,900 CAAR
• 2026-03-30 Price Changed $267,900 LMLS
• 2026-03-30 Price Changed $267,900 CAAR
• 2026-02-25 Listed $274,900 LMLS
• 2026-02-25 Listed $274,900 CAAR

Property tax history

+2.8%/yr

Latest (2019): $800 · +14.8% YoY. Source: county tax records.