6671 Clarkes Meadow Dr · Opal, VA 22712

$595,000

4 bd · 2.5 ba · 2,623 sqft · SingleFamily public records · 100 Days on market

Built 2006 10,001 sqft lot $227/sqft · 21% below area Est $749k · 21% under $55/mo HOA · 2% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

Key facts

• Wood flooring
• Full backsplash
• Center island

Tags

• WOOD FLOORING
• FULL BACKSPLASH
• CENTER ISLAND
• EXTENSIVE CABINET STORAGE
• CLIMATE-CONTROLLED SUNROOM
• L-SHAPED WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (60.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (62.5% below list).
• Recommended offer: $223k (62.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#351 in VA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Fauquier County Public School District (rural): math 51% / reading 68% proficiency, ranked #43 of 131 in VA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grace Miller Elementary (math 57% / reading 68%, grade B, #476 of 1,108 statewide, top 43%, 495 students, 49% FRL); W.C. Taylor Middle (math 46% / reading 64%, grade B-, #189 of 342 statewide, top 56%, 437 students, 36% FRL); Liberty High (math 42% / reading 67%, grade C-, #281 of 319 statewide, top 90%, 1,370 students, 45% FRL) — zoned schools average 43% FRL vs 20% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 286 units permitted in Fauquier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Fauquier County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$102k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.

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 $223,201 (62.5% 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 100 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.38% ✗
• Cap rate: 2.20%
• Cash-on-cash: -14.62%
• DSCR: 0.35
• GRM: 22.2

CMA / ARV

• ARV (median comp): $749,455
• List price: $595,000
• Delta: -20.61%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6677 Clarkes Meadow Dr	0.04mi	4/2.5	2,623 (0%)	21mo	$580,000	$221	81
9696 Logan Jay Dr	0.14mi	4/3.5	2,716 (+4%)	12mo	$568,400	$209	74
7037 Cross Meadow Dr	0.01mi	4/2.5	2,398 (-9%)	20mo	$512,000	$214	68
6637 Clarkes Meadow Dr	0.13mi	3/3.5 (-1)	2,952 (+12%)	13mo	$570,000	$193	53
7183 Opal Rd	0.73mi	3/2.0 (-1)	2,562 (-2%)	15mo	$850,000	$332	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.17×
• Total profit: $194,644
• Equity at exit: $536,023

10-year hold

• IRR: 14.1%
• Equity multiple: 5.05×
• Total profit: $674,511
• Equity at exit: $1,155,954

Cash invested: $166,600 (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 22712

• Home prices YoY: 10.6%
• Active inventory: 63
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$369 /mo · $4,433/yr
• Insurance: −$248
• HOA: −$55
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-2,029

Break-even live

Break-even rent $4,801

Max offer price $236,520

Occupancy floor —

Sensitivity live

Price	-10% $-1,692	-5% $-1,861	+0% $-2,029	+5% $-2,198	+10% $-2,366
Rent	-10% $-2,206	-5% $-2,117	+0% $-2,029	+5% $-1,941	+10% $-1,853
Rate	-1.0pp $-1,730	-0.5pp $-1,878	base $-2,029	+0.5pp $-2,183	+1.0pp $-2,340

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: electric

Listing history 27 events

1. 2026-06-21
   days on market $595,000 Active 100 DOM
2. 2026-06-18
   days on market $595,000 Active 97 DOM
3. 2026-06-17
   days on market $595,000 Active 96 DOM
4. 2026-06-16
   days on market $595,000 Active 95 DOM
5. 2026-06-15
   days on market $595,000 Active 94 DOM
6. 2026-06-13
   days on market $595,000 Active 92 DOM
7. 2026-06-09
   days on market $595,000 Active 88 DOM
8. 2026-06-08
   days on market $595,000 Active 87 DOM
9. 2026-06-07
   days on market $595,000 Active 86 DOM
10. 2026-06-04
    days on market $595,000 Active 83 DOM
11. 2026-06-03
    days on market $595,000 Active 82 DOM
12. 2026-06-02
    days on market $595,000 Active 81 DOM
13. 2026-06-01
    days on market $595,000 Active 80 DOM
14. 2026-05-31
    days on market $595,000 Active 79 DOM
15. 2026-05-14
    historical
16. 2026-05-06
    price $595,000
17. 2026-03-29
    price $604,900
18. 2026-03-01
    listed $615,000 Active
19. 2024-04-30
    soldstatus $535,000
20. 2024-04-26
    soldstatus $535,000 Closed 1286-char remark

    Show marketing remark (1286 chars)

    Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

21. 2024-03-24
    status Pending 1286-char remark

    Show marketing remark (1286 chars)

    Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

22. 2024-02-16
    status Active 1286-char remark

    Show marketing remark (1286 chars)

    Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

23. 2024-02-01
    status Pending 1286-char remark

    Show marketing remark (1286 chars)

    Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

24. 2024-01-24
    price $535,000 1286-char remark

    Show marketing remark (1286 chars)

    Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

25. 2024-01-19
    listed $550,000 Active 1286-char remark

    Show marketing remark (1286 chars)

    Waiting for its NEW OWNER. SOLD AS IS - need a little TLC. Fenced in yard. Wood floors on the main level and carpet on the upper. The kitchen boasts its all-around backsplash; has island and lots of cabinet space. Additional table space is provided outside of the kitchen area near sunroom. The deck was converted into a nicely renovated SUNROOM (w/ heat & AC); very nice and spacious to entertain family and guest. There is an extra room off the family room which is great for an office or library. As you go up to the second level (chair lift will be removed), the Master suite has a large L-shaped walk-in closet with shelving; enough for a good-sized wardrobe of 2! * * CEILING FAN/LIGHT DOES NOT CONVEY * * The decor throughout is very gorgeous as it displays its color schemes for each area. Lower level is A FULL unfinished walkout basement which leaves you the choice to build out according to your preference and desire. House has an emergency generator installed (black box near electrical box). Has rough in plumbing. MUST SEE TO APPRECIATE, YOU WILL BE AMAZED as to what this home has to offer when it comes to SPACE! * * * APPRAISAL WAS DONE TO VALUE. OWNER IS IN PACKING MODE. Call to schedule a viewing. * * Lender's letter is preferred upon request. * *

26. 2006-11-24
    historical
27. 2006-11-12
    listed

ⓘ 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: $4,433 · $369/mo
• Projected year-2 tax: $4,879 · $407/mo
• Expected delta: +$446/yr (+$37/mo · 10.1%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $26,784
• − Mortgage interest: −$33,329
• − Property taxes: −$4,433
• − Insurance: −$2,975
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$660
• − Depreciation: −$17,309
• Taxable loss: −$36,208
• Est. tax savings @ 24.0%: +$8,690
• After-tax cash flow: $-15,662/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: Fauquier County Public School District
• NCES district ID: 5101320
• Math proficiency: 51% ▼ -28.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $88,584
• Composite: 54.28/100
• National rank: #1371
• State rank: #43 of 131 in VA

Livability — Opal

• Score: 64/100
• State rank: #351
• US rank: #13935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Opal, VA
• Population (ZIP): 9,745

Population outlook (Fauquier County) Hauer SSP2

• Today (2025): 75,321 people
• By 2030: 78,231 · +3.9%
• By 2040: 82,994 · +10.2%
• By 2050: 85,798 · +13.9%
• By 2075: 93,457 · +24.1%
• By 2100: 91,991 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 8% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 13% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Fauquier

• 2024 margin: Strong R (+21.7) · D 38.6% · R 60.2% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -13.5pp · 2024: -21.7pp
• All cycles: 2024: R+21.7 2020: R+17.3 2016: R+24.6 2012: R+20.0 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 35.63%
• Current HPI: 371.7347
• 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

+8.2% since first listed

13 events — show timeline

• 2026-05-14 Listing Removed — BRIGHT MLS
• 2026-05-06 Price Changed $595,000 BRIGHT MLS
• 2026-03-29 Price Changed $604,900 BRIGHT MLS
• 2026-03-01 Listed $615,000 BRIGHT MLS
• 2024-04-30 Sold (Public Records) $535,000 Public Records
• 2024-04-26 Sold (MLS) $535,000 BRIGHT MLS
• 2024-03-24 Pending — BRIGHT MLS
• 2024-02-16 Relisted — BRIGHT MLS
• 2024-02-01 Pending — BRIGHT MLS
• 2024-01-24 Price Changed $535,000 BRIGHT MLS
• 2024-01-19 Listed $550,000 BRIGHT MLS
• 2006-11-24 Delisted — MRIS
• 2006-11-12 Listed — MRIS

Property tax history

+47.1%/yr

Latest (2025): $4,433 · +11324.8% YoY. Source: county tax records.