1208 Beverly St W · Staunton, VA 24401

$230,000

3 bd · 1.5 ba · 1,704 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.26 ac lot Est $256k · 10% under

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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 +13.5/30.0
• ARV discount +12.0/15.0
• Schools +4.8/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom home in good condition with wrap around porch! Hardwood floors, central AC, 2 car detached garage, unfinished basement! Eat-in kitchen, formal dining room. Priced for quick sale

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage with electricity and rear-facing garage door; Garage has 2 spaces and a garage door opener
• Utilities: Public water; Public sewer; Cable available; Fiber optic available
• Home design: Detached two-story home; Entry level information not provided; Facing direction not provided
• Construction: Stick-built construction; Stone and slab foundation; Year built not provided; Roof information not provided
• Exterior features: Lot approximately 0.26 acres; Cable and fiber optic available; Public water and public sewer

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump and natural gas heating; Central air conditioning
• Interior features: Unfinished interior basement with interior entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $6 ($78/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 $188k (18.4% below list).
• Recommended offer: $188k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.0% in Staunton — 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 81/100 on livability (#56 in VA, #1,524 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Staunton City Public School District (urban): math 48% / reading 67% proficiency, ranked #73 of 131 in VA (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bessie Weller Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 369 students, 99% FRL); Shelburne Middle (math 43% / reading 66%, grade B-, #194 of 342 statewide, top 60%, 574 students, 99% FRL); Staunton High (math 48% / reading 77%, grade B-, #226 of 319 statewide, top 72%, 822 students, 99% FRL) — zoned schools average 99% FRL vs 47% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 303 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 71 units permitted in Staunton city in 2024 (20 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $7k of value loss. Plan a longer hold.
• Staunton County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $125k; list at $230k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,771 (18.4% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $255,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 Beverley St W	0.29mi	3/3.0	1,690 (-1%)	8mo	$250,000	$148	73
207 Reservoir St	0.44mi	3/1.5	1,776 (+4%)	3mo	$249,900	$141	70
718 Alleghany Ave	0.34mi	3/2.0	1,852 (+9%)	2mo	$395,000	$213	66
815 Sudbury St	0.26mi	3/2.5	1,586 (-7%)	9mo	$308,000	$194	65
805 Sudbury St	0.30mi	4/1.5 (+1)	1,560 (-8%)	7mo	$189,900	$122	61
1105 Johnson W	0.39mi	4/2.0 (+1)	1,608 (-6%)	8mo	$66,000	$41	59
317 Madison St N	0.48mi	3/2.0	1,872 (+10%)	2mo	$420,000	$224	58
1111 Maple St	0.66mi	3/2.0	1,752 (+3%)	8mo	$200,000	$114	56
312 Waverly St N	0.51mi	3/2.0	1,840 (+8%)	6mo	$329,900	$179	56
3 Sullivan St	0.72mi	3/2.0	1,808 (+6%)	1mo	$325,000	$180	54
909 Maple St	0.62mi	3/2.0	1,853 (+9%)	8mo	$260,000	$140	48
511 Bowling St	0.60mi	3/1.0	1,530 (-10%)	8mo	$229,500	$150	47

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 · 5.77% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-31,519
• Equity at exit: $34,294

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,719
• Equity at exit: $19,886

Cash invested: $64,400 (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 24401

• Rents YoY: 5.8%
• Active inventory: 303
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $6

Break-even live

Break-even rent $1,869

Max offer price $230,000

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $72	+0% $6	+5% $-59	+10% $-124
Rent	-10% $-142	-5% $-68	+0% $6	+5% $81	+10% $155
Rate	-1.0pp $122	-0.5pp $65	base $6	+0.5pp $-53	+1.0pp $-114

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Seth Dr Unit 702 Staunton, VA	3.0	2.0	1300	$1,800	$1.38	45d	1	0.62mi
1013 Seth Dr Unit 701 Staunton, VA	3.0	2.0	1680	$1,900	$1.13	45d	1	0.62mi
1008 Seth Dr Staunton, VA	3.0	2.0	1300	$1,750	$1.35	45d	1	0.80mi
818 N Augusta St Staunton, VA	2.0	2.0	1280	$1,995	$1.56	45d	1	0.88mi

Listing history 2 events

1. 2026-06-09
   status $230,000 Pending 1 DOM
2. 2026-06-08
   listed $230,000 Active 1 DOM

ⓘ 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: $2,099 · $175/mo
• Projected year-2 tax: $2,099 · $175/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 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: $22,533
• − Mortgage interest: −$12,884
• − Property taxes: −$2,099
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$6,691
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,013/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: Staunton City Public School District
• NCES district ID: 5103690
• Math proficiency: 48% ▼ -33.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $42,712
• Composite: 48.23/100
• National rank: #2163
• State rank: #73 of 131 in VA

Livability — Staunton

• Score: 81/100
• State rank: #56
• US rank: #1524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staunton, VA
• County: Staunton City · 38,756 people
• City population: 38,756
• Metro: Staunton, VA
• Population (ZIP): 38,756
• Household income: $66,300
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 1306.0

Population outlook (Staunton County) Hauer SSP2

• Today (2025): 25,515 people
• By 2030: 26,060 · +2.1%
• By 2040: 27,024 · +5.9%
• By 2050: 27,926 · +9.4%
• By 2075: 29,334 · +15.0%
• By 2100: 29,046 · +13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 3% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 0%

Political lean MEDSL · Staunton

• 2024 margin: D (+13.4) · D 56.0% · R 42.6% · Other 1.4%
• 2008→2024 swing: +11.2pp toward D · 2008: 2.2pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+9.9 2016: D+1.8 2012: D+4.1 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.01%
• Current HPI: 210.049
• Rent YoY: ▲ 5.77%
• Metro: Staunton, VA
• 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

+84.0% since first listed

4 events — show timeline

• 2026-06-04 Listed $230,000 GAAR
• 2017-10-11 Sold (Public Records) $125,100 Public Records
• 2017-10-11 Sold (MLS) $125,000 GAAR
• 2017-08-03 Listed $125,000 GAAR

Property tax history

+5.1%/yr

Latest (2025): $2,099 · +17.1% YoY. Source: county tax records.