221 Kite Hollow Rd · Stanley, VA 22851

$175,000

4 bd · 1.5 ba · 2,288 sqft · SingleFamily public records · 215 Days on market

Built 1913 Fair condition 1.31 ac lot $76/sqft · 57% below area ↓ 3% 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

Key facts

• Main-level bedroom
• Formal dining room
• Gas fireplace

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• GAS FIREPLACE
• MAIN-LEVEL BEDROOM
• WOOD STOVE INSERT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.8% in Stanley — 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 69/100 on livability (#257 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Page County Public School District (rural): math 42% / reading 62% proficiency, ranked #96 of 131 in VA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stanley Elementary (math 37% / reading 47%, grade F, #866 of 1,108 statewide, top 80%, 361 students, 87% FRL); Page County Middle (math 36% / reading 60%, grade C-, #247 of 342 statewide, top 74%, 352 students, 70% FRL); Page County High (math 67% / reading 67%, grade B, #185 of 319 statewide, top 61%, 495 students, 70% FRL) — zoned schools average 75% FRL vs 45% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 164 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Page County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, 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 215 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $75k (30%) 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 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.23%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $407,235
• List price: $175,000
• Delta: -57.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.4%
• Equity multiple: 4.09×
• Total profit: $151,506
• Equity at exit: $157,654

10-year hold

• IRR: 34.9%
• Equity multiple: 9.20×
• Total profit: $402,008
• Equity at exit: $339,987

Cash invested: $49,000 (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 22851

• Home prices YoY: 9.0%
• Active inventory: 46
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $882

Break-even live

Break-even rent $1,480

Max offer price $175,000

Occupancy floor 61%

Sensitivity live

Price	-10% $981	-5% $932	+0% $882	+5% $833	+10% $783
Rent	-10% $677	-5% $780	+0% $882	+5% $985	+10% $1,087
Rate	-1.0pp $970	-0.5pp $927	base $882	+0.5pp $837	+1.0pp $791

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-07
   statusdays on market $175,000 Pending 215 DOM
2. 2026-06-02
   days on market $175,000 Active 213 DOM
3. 2026-06-01
   days on market $175,000 Active 212 DOM
4. 2026-05-31
   days on market $175,000 Active 211 DOM
5. 2026-05-30
   days on market $175,000 Active 210 DOM
6. 2026-04-03
   price $175,000 732-char remark

   Show marketing remark (732 chars)

   Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

7. 2026-03-27
   status Active 732-char remark

   Show marketing remark (732 chars)

   Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

8. 2026-03-06
   status Pending 732-char remark

   Show marketing remark (732 chars)

   Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

9. 2026-01-15
   status Active 732-char remark

   Show marketing remark (732 chars)

   Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

10. 2026-01-03
    historical Active Under Contract 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

11. 2025-12-24
    status Active 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

12. 2025-11-10
    historical Active Under Contract 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

13. 2025-11-01
    status Active 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

14. 2025-10-31
    historical 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

15. 2025-10-29
    price $185,000 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

16. 2025-10-22
    price $190,000 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

17. 2025-09-29
    price $200,000 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

18. 2025-09-11
    status Active 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

19. 2025-08-29
    historical Active Under Contract 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

20. 2025-08-24
    price $230,000 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

21. 2025-08-14
    price $240,000 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

22. 2025-08-02
    listed $250,000 Active 732-char remark

    Show marketing remark (732 chars)

    Located in the heart of Stanley, VA, this 4-bed, 1.5-bath Colonial farmhouse offers over 2,500 sq ft of living space on a 1.31-acre lot. Features include a large eat-in kitchen, formal dining room, spacious living room with gas fireplace, and potential main-level bedroom with wood stove insert. Upstairs you'll find four bedrooms, a full bath, two additional fireplaces, and custom wood built-ins. A walk-up floored attic provides extra storage, and the main-level laundry room includes a half bath with space to add a second full bath. The property also includes a detached 3-car garage and an adjacent smokehouse with a finished upstairs and a vegetable cellar below. A rare blend of charm, space, and potential for future value.

23. 2018-04-27
    soldstatus $178,000 748-char remark

    Show marketing remark (748 chars)

    Spacious, well maintained 2500+ sq ft 4 bedroom 1.5 bath farmhouse situated on 1.3+ acres with a newer large detached 3 car garage. House features large eat in kitchen, adjacent formal dinning room open to a large living room with gas fireplace. Possible main floor bedroom with woodstove insert, 2 sets of staircases take you to the 4 bedrooms and full bath upstairs. Beautiful custom made wood built ins for storage and 2 more fireplace locations on the 2nd floor. Walkup floored attic for storage. Adjacent smoke house with finished upstairs for a getaway/apartment and vegetable cellar below. Laundry room with 1/2 bath on main level, room to possibly expand to a 2nd full bathroom. A well built and beautifully maintained home with 10+ rooms

24. 2017-05-09
    listed $180,000 748-char remark

    Show marketing remark (748 chars)

    Spacious, well maintained 2500+ sq ft 4 bedroom 1.5 bath farmhouse situated on 1.3+ acres with a newer large detached 3 car garage. House features large eat in kitchen, adjacent formal dinning room open to a large living room with gas fireplace. Possible main floor bedroom with woodstove insert, 2 sets of staircases take you to the 4 bedrooms and full bath upstairs. Beautiful custom made wood built ins for storage and 2 more fireplace locations on the 2nd floor. Walkup floored attic for storage. Adjacent smoke house with finished upstairs for a getaway/apartment and vegetable cellar below. Laundry room with 1/2 bath on main level, room to possibly expand to a 2nd full bathroom. A well built and beautifully maintained home with 10+ rooms

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$94/yr (+$8/mo · 7.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $31,154
• − Mortgage interest: −$9,803
• − Property taxes: −$1,341
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$5,091
• Taxable income: $8,262
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $8,602/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom flooring, exterior siding, and landscaping.

Repairs flagged

• Major kitchen flooring — Significant wear and tear
• Major bathroom flooring — Significant wear and tear
• Major exterior siding — Significant peeling
• Major interior walls — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping and curb appeal — Improves curb appeal and resale value
• Both paint exterior and interior — Enhances overall appearance and value
• Both replace kitchen and bathroom flooring — Significant wear and tear, improves functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · Significant wear and tear	Major	$15,000–50,000
bathroom flooring · Significant wear and tear	Major	$15,000–50,000
exterior siding · Significant peeling	Major	$15,000–50,000
interior walls · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both landscaping and curb appeal — Improves curb appeal and resale value ↑
• Both paint exterior and interior — Enhances overall appearance and value ↑
• Both replace kitchen and bathroom flooring — Significant wear and tear, improves functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Page County Public School District
• NCES district ID: 5102850
• Math proficiency: 42% ▼ -35.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $43,808
• Composite: 43.77/100
• National rank: #2943
• State rank: #96 of 131 in VA

Livability — Stanley

• Score: 69/100
• State rank: #257
• US rank: #8832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,894

Population outlook (Page County) Hauer SSP2

• Today (2025): 22,843 people
• By 2030: 22,147 · -3.0%
• By 2040: 20,427 · -10.6%
• By 2050: 18,461 · -19.2%
• By 2075: 14,363 · -37.1%
• By 2100: 10,678 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Page

• 2024 margin: Solid R (+54.1) · D 22.5% · R 76.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -17.4pp · 2024: -54.1pp
• All cycles: 2024: R+54.1 2020: R+50.6 2016: R+49.8 2012: R+25.7 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.09%
• Current HPI: 350.7392
• 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

-2.8% since first listed

19 events — show timeline

• 2026-04-03 Price Changed $175,000 BRIGHT MLS
• 2026-03-27 Relisted — BRIGHT MLS
• 2026-03-06 Pending — BRIGHT MLS
• 2026-01-15 Relisted — BRIGHT MLS
• 2026-01-03 Contingent — BRIGHT MLS
• 2025-12-24 Relisted — BRIGHT MLS
• 2025-11-10 Contingent — BRIGHT MLS
• 2025-11-01 Relisted — BRIGHT MLS
• 2025-10-31 Listing Removed — BRIGHT MLS
• 2025-10-29 Price Changed $185,000 BRIGHT MLS
• 2025-10-22 Price Changed $190,000 BRIGHT MLS
• 2025-09-29 Price Changed $200,000 BRIGHT MLS
• 2025-09-11 Relisted — BRIGHT MLS
• 2025-08-29 Contingent — BRIGHT MLS
• 2025-08-24 Price Changed $230,000 BRIGHT MLS
• 2025-08-14 Price Changed $240,000 BRIGHT MLS
• 2025-08-02 Listed $250,000 BRIGHT MLS
• 2018-04-27 Sold (MLS) $178,000 HRAR
• 2017-05-09 Listed $180,000 HRAR