8202 Ivanhoe Rd · Ivanhoe, VA 24350

$135,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 19 Days on market

Built 1996 0.67 ac lot

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.4/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a peaceful place to call home? This charming 3-bedroom, 2-bath home sits on a quiet lot with plenty of room to enjoy the outdoors. You'll love the beautiful weeping willow tree that creates the perfect backdrop for relaxing evenings, while the spacious yard is complete with a water hookup for ease of watering animals and a new chicken coop, this property offers endless possibilities for chickens, ducks, goats, gardening, or simply enjoying nature. A brand new shed ran for electricity provides extra space for projects, storage, or your favorite hobbies. Inside, you'll find numerous updates including new flooring, fresh paint, new kitchen appliances and new windows that bring in p

Key facts

• Spacious yard
• Water hookup
• Brand new shed

Tags

• SPACIOUS YARD
• WATER HOOKUP
• NEW CHICKEN COOP
• BRAND NEW SHED
• RAN FOR ELECTRICITY

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Metal siding
• Exterior features: Above-ground pool; Shed(s); Wooded lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Insulated windows; Smoke detectors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (17.5% below list).
• Recommended offer: $111k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#509 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, amenities F, commute F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gladeville Elementary (math 57% / reading 62%, grade B-, #536 of 1,108 statewide, top 51%, 267 students, 85% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($933 loan paydown + $7k appreciation (4.9% local appreciation)).
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $135k implies a 1700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,313 (17.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.60×
• Total profit: $22,542
• Equity at exit: $75,454

10-year hold

• IRR: 11.0%
• Equity multiple: 2.99×
• Total profit: $75,364
• Equity at exit: $129,365

Cash invested: $37,800 (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 24350

• Home prices YoY: 2.8%
• Active inventory: 18
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-120

Break-even live

Break-even rent $1,265

Max offer price $117,630

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-73	+0% $-120	+5% $-167	+10% $-213
Rent	-10% $-208	-5% $-164	+0% $-120	+5% $-76	+10% $-32
Rate	-1.0pp $-52	-0.5pp $-86	base $-120	+0.5pp $-155	+1.0pp $-191

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $135,000 Active 19 DOM
2. 2026-06-19
   days on market $135,000 Active 17 DOM
3. 2026-06-18
   days on market $135,000 Active 16 DOM
4. 2026-06-17
   days on market $135,000 Active 15 DOM
5. 2026-06-16
   days on market $135,000 Active 14 DOM
6. 2026-06-15
   days on market $135,000 Active 13 DOM
7. 2026-06-14
   days on market $135,000 Active 11 DOM
8. 2026-06-12
   days on market $135,000 Active 10 DOM
9. 2026-06-09
   days on market $135,000 Active 7 DOM
10. 2026-06-08
    days on market $135,000 Active 6 DOM
11. 2026-06-07
    days on market $135,000 Active 5 DOM
12. 2026-06-05
    days on market $135,000 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $135,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥93°F today · 14 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: $13,358
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,927
• Taxable loss: −$3,767
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $-537/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Ivanhoe

• Score: 56/100
• State rank: #509
• US rank: #22729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,385

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 13% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.87%
• Current HPI: 179.963
• 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

+1700.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $135,000 SWVAR
• 1989-11-20 Sold (Public Records) $7,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $105 · +2.0% YoY. Source: county tax records.