41812 Inspiration Ter · Stone Ridge, VA 20105

$479,995

3 bd · 2.5 ba · 1,664 sqft · Townhouse public records · 14 Days on market

Built 2007 Est $513k · 6% under $319/mo HOA · 10% of rent

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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).

• ARV discount +10.4/15.0
• Appreciation +7.5/10.0
• Schools +6.7/10.0
• Cash flow +6.5/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks

Welcome home to this beautifully maintained main-level condo in the highly sought-after Kirkpatrick Farms community! The open-concept floor plan features gorgeous hardwood flooring throughout the main level and a stunning gourmet kitchen with quartz countertops, stainless steel appliances, a center island with breakfast bar seating, and ample cabinet space, perfect for both everyday living and entertaining. The spacious living and dining area offers a bright and inviting atmosphere, creating the ideal gathering space for family and friends. Upstairs, luxury vinyl plank flooring extends throughout the second level, including the luxurious primary suite, which boasts a large walk-in closet an

Key facts

• Quartz countertops
• Gourmet kitchen
• Main level condo

Tags

• MAIN LEVEL CONDO
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• BREAKFAST BAR SEATING

Property features AI

Finance

• HOA & community: Monthly condo fee of $319; HOA covers common area maintenance, management, pool(s), snow removal, and trash; Community amenities include basketball courts, clubhouse, common grounds, fitness center, jogging/walking path, outdoor pool, tennis courts, and playgrounds

Exterior

• Parking: Attached rear-entry garage (1 space)
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: End-of-row townhouse; Condominium ownership
• Construction: Vinyl siding; Other foundation type; Built (year per assessor)
• Exterior features: Community pool; Above-grade and below-grade structures noted

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Refrigerator; Icemaker; Stove
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (both on the upper level); One half bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Laundry on the upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $480k.

Deal economics

• At list price, monthly cash flow is $-821 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (33.6% below list).
• Recommended offer: $319k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.6% in Stone Ridge — 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 72/100 on livability (#207 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Loudoun County Public School District (suburban): math 64% / reading 79% proficiency, ranked #7 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Lightridge High (math 74% / reading 92%, grade A, #33 of 319 statewide, top 11%, 1,771 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 174 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,317 units permitted in Loudoun County in 2024 (1,818 in 5+ unit buildings).
• This rent is only 17% of the median local income ($219k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $27k of equity ($3k loan paydown + $24k appreciation (5.0% local appreciation)).
• Loudoun County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,685 (33.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $512,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41858 Inspiration Ter	0.06mi	3/—	1,650 (-1%)	3mo	$483,550	$293	93
41882 Inspiration Ter	0.09mi	3/2.5	1,685 (+1%)	3mo	$485,000	$288	91
25408 Patriot Ter	0.07mi	3/2.5	1,650 (-1%)	8mo	$495,000	$300	89
41859 Inspiration Ter	0.07mi	3/2.5	1,650 (-1%)	8mo	$430,000	$261	88
25336 Sweetness Ter	0.22mi	3/2.5	1,762 (+6%)	4mo	$575,000	$326	77
25284 Gray Poplar Ter	0.58mi	3/2.5	1,610 (-3%)	0mo	$495,320	$308	67
25292 Gray Poplar Ter	0.58mi	3/2.5	1,610 (-3%)	3mo	$495,000	$307	65
25388 Peaceful Ter	0.16mi	3/3.0	1,838 (+10%)	10mo	$605,000	$329	65
25133 Hummocky Ter	0.41mi	4/3.5 (+1)	1,538 (-8%)	11mo	$565,000	$367	50
42038 Angel Arch Ter	0.60mi	3/3.5	1,566 (-6%)	11mo	$560,000	$358	49
24953 Coats Sq	0.69mi	2/2.5 (-1)	1,592 (-4%)	10mo	$490,000	$308	48
41866 Diabase Sq	0.51mi	4/2.0 (+1)	1,430 (-14%)	1mo	$550,000	$385	45

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

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.43×
• Total profit: $57,731
• Equity at exit: $271,266

10-year hold

• IRR: 8.8%
• Equity multiple: 2.64×
• Total profit: $220,252
• Equity at exit: $467,558

Cash invested: $134,399 (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 20105

• Home prices YoY: 1.5%
• Active inventory: 174
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$302 /mo · $3,625/yr
• Insurance: −$200
• HOA: −$319
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-821

Break-even live

Break-even rent $4,226

Max offer price $335,029

Occupancy floor —

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: $119,999
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41877 Inspiration Ter Aldie, VA	2.0	2.0	1650	$3,250	$1.97	43d	1	0.12mi
41717 McMonagle Sq Aldie, VA	4.0	3.5	1960	$3,250	$1.66	43d	1	0.42mi
25704 Spring Race Ter Aldie, VA	3.0	2.5	1925	$3,200	$1.66	17d	1	0.86mi
24800 Beardgrass Pl Aldie, VA	2.0	1.0	1200	$1,800	$1.50	18d	1	0.92mi
24660 Woolly Mammoth Ter #402 Aldie, VA	3.0	2.0	1682	$3,000	$1.78	24d	1	1.22mi
24636 Woolly Mammoth Ter #405 Aldie, VA	3.0	2.0	1712	$2,850	$1.66	24d	1	1.26mi
24636 Woolly Mammoth Ter #405 Aldie, VA	3.0	2.0	1789	$2,850	$1.59	12d	1	1.26mi
24673 Nettle Mill Sq Aldie, VA	4.0	3.5	1566	$2,900	$1.85	43d	1	1.28mi
42236 Terrazzo Ter Aldie, VA	2.0	2.5	1280	$2,525	$1.97	24d	1	1.34mi
25884 Racing Sun Dr Aldie, VA	3.0	2.5	1600	$3,100	$1.94	10d	1	1.34mi
42219 Black Rock Ter Aldie, VA	2.0	2.5	1266	$2,750	$2.17	43d	1	1.35mi
42309 Onyx Ter Aldie, VA	2.0	2.5	1436	$2,750	$1.92	17d	1	1.36mi
24701 Byrne Meadow Sq #211 Aldie, VA	2.0	2.0	1189	$2,400	$2.02	24d	1	1.38mi
41985 White Mills Ter Unit 57 Stone Ridge, VA	3.0	2.5	2216	$3,290	$1.48	43d	1	1.42mi
42212 Water Iris Ter Unit 42212 Aldie, VA	3.0	2.0	1584	$2,700	$1.70	43d	1	1.43mi
24558 Rosebay Ter Aldie, VA	3.0	2.5	2000	$2,975	$1.49	24d	1	1.43mi
24628 Byrne Meadow Sq #301 Aldie, VA	2.0	2.0	1117	$2,295	$2.05	5d	1	1.46mi
24620 Byrne Meadow Sq #300 Aldie, VA	2.0	2.0	1190	$2,350	$1.97	12d	1	1.47mi

HOA detail

• Monthly dues: $319 · $3,828/yr

Listing history 9 events

1. 2026-06-18
   days on market $479,995 Active 14 DOM
2. 2026-06-17
   days on market $479,995 Active 13 DOM
3. 2026-06-16
   days on market $479,995 Active 12 DOM
4. 2026-06-15
   pricedays on market $479,995 Active 11 DOM
5. 2026-06-13
   days on market $489,995 Active 9 DOM
6. 2026-06-09
   days on market $489,995 Active 5 DOM
7. 2026-06-08
   days on market $489,995 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $489,995 Active 3 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: $3,625 · $302/mo
• Projected year-2 tax: $3,936 · $328/mo
• Expected delta: +$311/yr (+$26/mo · 8.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,242
• − Mortgage interest: −$26,887
• − Property taxes: −$3,625
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,059
• − Management: −$3,059
• − HOA: −$3,828
• − Depreciation: −$13,963
• Taxable loss: −$18,580
• Est. tax savings @ 24.0%: +$4,459
• After-tax cash flow: $-5,388/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: Loudoun County Public School District
• NCES district ID: 5102250
• Math proficiency: 64% ▼ -22.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $121,927
• Composite: 67.43/100
• National rank: #379
• State rank: #7 of 131 in VA

Livability — Stone Ridge

• Score: 72/100
• State rank: #207
• US rank: #6435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stone Ridge, VA
• County: Loudoun County · 393,062 people
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 37,639
• Household income: $219,123
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 49.0

Population outlook (Loudoun County) Hauer SSP2

• Today (2025): 503,590 people
• By 2030: 568,852 · +13.0%
• By 2040: 701,480 · +39.3%
• By 2050: 828,841 · +64.6%
• By 2075: 1,105,645 · +119.6%
• By 2100: 1,265,472 · +151.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Asian 31% Black 11% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Romanian 3% Italian 2% Serbian 1%
• Foreign-born: 30% · Canada, South Korea, China
• Languages at home: 63% English-only · Other Indo-European 14% Other Asian/Pacific 9% Spanish 5%

Political lean MEDSL · Loudoun

• 2024 margin: D (+16.3) · D 56.6% · R 40.4% · Other 3.0%
• 2008→2024 swing: +8.0pp toward D · 2008: 8.2pp · 2024: 16.3pp
• All cycles: 2024: D+16.3 2020: D+25.0 2016: D+16.8 2012: D+4.5 2008: D+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.98%
• Current HPI: 344.3873
• Rent YoY: —
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+12.6% since first listed

2 events — show timeline

• 2026-06-04 Listed $489,995 BRIGHT MLS
• 2023-08-10 Sold (Public Records) $435,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,625 · +0.2% YoY. Source: county tax records.