308 Spring Hollow Rd · Daleville, VA 24175

$199,950

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 166 Days on market

Built 1959 2.00 ac lot $133/sqft · 24% below area Est $318k · 37% under ↓ 9% since listing

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Why this score? — see what drove the B- 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Schools +6.8/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered for the first time in over 60 years, this Botetourt County property presents opportunity for investors or buyers ready to roll up their sleeves. Owned & cared for by the same family for generations. Situated on 2 acres in a peaceful setting with abundant wildlife, flower beds & a nearby creek. Convenient to 220 but tucked back for privacy. Includes an oversized attached garage, large attached carport, screened in porch, & shed with a small parking bay. Also includes a 'his and her' bathroom upstairs that could be made into two separate bathrooms. This home could use some TLC to bring it back to life & be loved for generations to come!

Key facts

• Abundant wildlife
• 2 acres
• Peaceful setting

Tags

• 2 ACRES
• PEACEFUL SETTING
• ABUNDANT WILDLIFE
• FLOWER BEDS
• NEARBY CREEK
• OVERSIZED ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $197k (1.3% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.6% in Daleville — 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 79/100 on livability (#72 in VA, #2,276 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D+, amenities F, commute F.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 0.99% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $317,636
• List price: $199,950
• Delta: -37.05%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Derek Dr	0.36mi	3/1.0	1,325 (-12%)	9mo	$195,000	$147	57
8160 Cloverdale Rd	0.68mi	3/2.0	1,638 (+9%)	11mo	$280,000	$171	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,038
• Equity at exit: $29,813

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $13,446
• Equity at exit: $17,288

Cash invested: $55,986 (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 24175

• Home prices YoY: -24.6%
• Active inventory: 78
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $305

Break-even live

Break-even rent $1,589

Max offer price $199,950

Occupancy floor 80%

Sensitivity live

Price	-10% $418	-5% $361	+0% $305	+5% $248	+10% $192
Rent	-10% $149	-5% $227	+0% $305	+5% $383	+10% $461
Rate	-1.0pp $405	-0.5pp $356	base $305	+0.5pp $253	+1.0pp $200

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: $49,988
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 Roanoke Rd Daleville, VA	3.0	2.0	1572	$2,025	$1.29	21d	1	1.36mi
439 Roanoke Rd Unit 101 Daleville, VA	3.0	2.0	1460	$1,925	$1.32	21d	1	1.36mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $199,950 Pending 166 DOM
2. 2026-06-10
   days on market $199,950 Active 165 DOM
3. 2026-06-09
   days on market $199,950 Active 164 DOM
4. 2026-06-08
   days on market $199,950 Active 163 DOM
5. 2026-06-07
   days on market $199,950 Active 162 DOM
6. 2026-06-05
   days on market $199,950 Active 159 DOM
7. 2026-06-02
   days on market $199,950 Active 157 DOM
8. 2026-06-01
   days on market $199,950 Active 156 DOM
9. 2026-05-31
   days on market $199,950 Active 155 DOM
10. 2026-05-30
    days on market $199,950 Active 154 DOM
11. 2026-03-17
    price $199,950 673-char remark

    Show marketing remark (673 chars)

    Offered for the first time in over 60 years, this Botetourt County property presents opportunity for investors or buyers ready to roll up their sleeves. Owned & cared for by the same family for generations. Situated on 2 acres in a peaceful setting with abundant wildlife, flower beds & a nearby creek. Convenient to 220 but tucked back for privacy. Includes an oversized attached garage, large attached carport, screened in porch, & shed with a small parking bay. Also includes a 'his and her' bathroom upstairs that could be made into two separate bathrooms. This home could use some TLC to bring it back to life & be loved for generations to come!

12. 2026-03-10
    status Active 673-char remark

    Show marketing remark (673 chars)

    Offered for the first time in over 60 years, this Botetourt County property presents opportunity for investors or buyers ready to roll up their sleeves. Owned & cared for by the same family for generations. Situated on 2 acres in a peaceful setting with abundant wildlife, flower beds & a nearby creek. Convenient to 220 but tucked back for privacy. Includes an oversized attached garage, large attached carport, screened in porch, & shed with a small parking bay. Also includes a 'his and her' bathroom upstairs that could be made into two separate bathrooms. This home could use some TLC to bring it back to life & be loved for generations to come!

13. 2026-02-25
    status Pending 673-char remark

    Show marketing remark (673 chars)

    Offered for the first time in over 60 years, this Botetourt County property presents opportunity for investors or buyers ready to roll up their sleeves. Owned & cared for by the same family for generations. Situated on 2 acres in a peaceful setting with abundant wildlife, flower beds & a nearby creek. Convenient to 220 but tucked back for privacy. Includes an oversized attached garage, large attached carport, screened in porch, & shed with a small parking bay. Also includes a 'his and her' bathroom upstairs that could be made into two separate bathrooms. This home could use some TLC to bring it back to life & be loved for generations to come!

14. 2026-01-17
    price $209,950 673-char remark

    Show marketing remark (673 chars)

    Offered for the first time in over 60 years, this Botetourt County property presents opportunity for investors or buyers ready to roll up their sleeves. Owned & cared for by the same family for generations. Situated on 2 acres in a peaceful setting with abundant wildlife, flower beds & a nearby creek. Convenient to 220 but tucked back for privacy. Includes an oversized attached garage, large attached carport, screened in porch, & shed with a small parking bay. Also includes a 'his and her' bathroom upstairs that could be made into two separate bathrooms. This home could use some TLC to bring it back to life & be loved for generations to come!

15. 2025-12-12
    listed $219,950 Active 673-char remark

    Show marketing remark (673 chars)

    Offered for the first time in over 60 years, this Botetourt County property presents opportunity for investors or buyers ready to roll up their sleeves. Owned & cared for by the same family for generations. Situated on 2 acres in a peaceful setting with abundant wildlife, flower beds & a nearby creek. Convenient to 220 but tucked back for privacy. Includes an oversized attached garage, large attached carport, screened in porch, & shed with a small parking bay. Also includes a 'his and her' bathroom upstairs that could be made into two separate bathrooms. This home could use some TLC to bring it back to life & be loved for generations to come!

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$959/yr (+$80/mo · 140.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $23,693
• − Mortgage interest: −$11,200
• − Property taxes: −$681
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$5,817
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $3,559/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Daleville

• Score: 79/100
• State rank: #72
• US rank: #2276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,948
• Population (ZIP): 8,054

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.50%
• Current HPI: 151.591
• 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

-9.1% since first listed

5 events — show timeline

• 2026-03-17 Price Changed $199,950 MLSRV
• 2026-03-10 Relisted — MLSRV
• 2026-02-25 Pending — MLSRV
• 2026-01-17 Price Changed $209,950 MLSRV
• 2025-12-12 Listed $219,950 MLSRV

Property tax history

-1.7%/yr

Latest (2025): $681 · -39.7% YoY. Source: county tax records.