85 Dodge St · Stuarts Draft, VA 24477

$105,000

3 bd · 1.0 ba · 909 sqft · SingleFamily public records · 30 Days on market

Built 1930 0.91 ac lot

---

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
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single family home on almost 1/2 acre lot in Stuarts Draft. Being sold by Court Order to settle an estate. House needs a lot of work. Sold absolutely AS-IS, WHERE-IS, and Sellers will make no repairs. Storage Shed conveys. Home is on an old septic system, but public sewer is available. Buyer should do all due diligence.

Key facts

• 1/2 acre lot
• Storage shed
• 0.91 acre lot

Tags

• 1/2 ACRE LOT
• STORAGE SHED

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single‑story home; One level
• Construction: Built with block and stick‑built construction; Block foundation; Composition shingle roof
• Exterior features: Shed on the property; Rolling topography; Public road frontage

Interior

• Bathrooms: 1 full bathroom
• Interior features: Primary bedroom on the main floor; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.5% in Stuarts Draft — 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 75/100 on livability (#130 in VA, #4,217 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, health & safety A; Watch: amenities F, commute F.
• Augusta County Public School District (rural): math 55% / reading 69% proficiency, ranked #52 of 131 in VA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Guy K. Stump Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 451 students, 43% FRL); Stuarts Draft Middle (math 52% / reading 69%, grade B+, #156 of 342 statewide, top 46%, 488 students, 48% FRL); Stuarts Draft High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 698 students, 39% FRL).
• Market conditions: 61 active listings in the ZIP; 357 units permitted in Augusta County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $222,705
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Howardsville Tpke	0.27mi	3/1.0	908 (-0%)	7mo	$265,000	$292	82
230 Dodge St	0.37mi	3/1.0	1,040 (+14%)	5mo	$255,000	$245	55
233 Dodge St	0.39mi	3/1.0	1,034 (+14%)	13mo	$250,000	$242	48

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: 10.5%
• Equity multiple: 1.42×
• Total profit: $12,250
• Equity at exit: $15,656

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $48,342
• Equity at exit: $9,078

Cash invested: $29,400 (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 24477

• Home prices YoY: -33.5%
• Active inventory: 61
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $460

Break-even live

Break-even rent $867

Max offer price $105,000

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 30 DOM
2. 2026-06-18
   days on market $105,000 Active 29 DOM
3. 2026-06-17
   days on market $105,000 Active 28 DOM
4. 2026-06-16
   days on market $105,000 Active 27 DOM
5. 2026-06-15
   days on market $105,000 Active 26 DOM
6. 2026-06-14
   days on market $105,000 Active 24 DOM
7. 2026-06-13
   days on market $105,000 Active 23 DOM
8. 2026-06-10
   days on market $105,000 Active 21 DOM
9. 2026-06-09
   days on market $105,000 Active 20 DOM
10. 2026-06-08
    days on market $105,000 Active 19 DOM
11. 2026-06-07
    days on market $105,000 Active 18 DOM
12. 2026-06-05
    days on market $105,000 Active 15 DOM
13. 2026-06-03
    days on market $105,000 Active 14 DOM
14. 2026-06-02
    days on market $105,000 Active 13 DOM
15. 2026-06-01
    days on market $105,000 Active 12 DOM
16. 2026-05-31
    days on market $105,000 Active 11 DOM
17. 2026-05-30
    days on market $105,000 Active 10 DOM
18. 2026-05-20
    listed $105,000 Active

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$437/yr (+$36/mo · 103.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $17,389
• − Mortgage interest: −$5,882
• − Property taxes: −$424
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,055
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,541/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: Augusta County Public School District
• NCES district ID: 5100300
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $53,562
• Composite: 53.02/100
• National rank: #1521
• State rank: #52 of 131 in VA

Livability — Stuarts Draft

• Score: 75/100
• State rank: #130
• US rank: #4217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuarts Draft, VA
• City population: 11,405
• Population (ZIP): 11,405

Population outlook (Augusta County) Hauer SSP2

• Today (2025): 77,558 people
• By 2030: 78,389 · +1.1%
• By 2040: 78,629 · +1.4%
• By 2050: 77,171 · -0.5%
• By 2075: 74,455 · -4.0%
• By 2100: 65,077 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Romanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Augusta

• 2024 margin: Solid R (+47.5) · D 25.8% · R 73.3%
• 2008→2024 swing: -7.7pp toward R · 2008: -39.9pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+47.0 2016: R+49.2 2012: R+42.1 2008: R+39.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.84%
• Current HPI: 211.959
• 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

1 event — show timeline

• 2026-05-20 Listed $105,000 GAAR

Property tax history

+2.0%/yr

Latest (2025): $424 · -1.1% YoY. Source: county tax records.