932 Clear Pointe Run · Motley, VA 24571

$559,900

1 bd · 1.5 ba · 2,394 sqft · SingleFamily public records · 84 Days on market

Built 2006 1.23 ac lot $234/sqft · 22% below area Est $843k · 34% under $42/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 +6.4/10.0
• Schools +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Escape to the Lake! If you've been dreaming of a peaceful retreat where you can unwind and forget the stresses of everyday life, this charming cottage-style lake home is just the spot. Thoughtfully decorated and utilized as a 5-bedroom with a cozy loft area, there's space for everyone to relax and recharge. Located in a quiet, serene community known as a popular destination for bass fishing enthusiasts, you'll love the easy access to the water and the tranquility that surrounds you. Enjoy community amenities including a private boat ramp, day-use slips, tennis and basketball courts, a pavilion, and scenic walking trails--all for under $600/year in HOA dues. Whether you're looking for a weekend getaway, a fishing escape, or a full-time lakeside haven, this is lake living made simple.

Key facts

• Private boat ramp
• Lake home
• Cozy loft area

Tags

• LAKE HOME
• COZY LOFT AREA
• PRIVATE BOAT RAMP
• DAY-USE SLIPS
• TENNIS AND BASKETBALL COURTS
• SCENIC WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (62.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (67.8% below list).
• Recommended offer: $180k (67.8% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 3.9% in Motley — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 60/100 on livability (#446 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($4k loan paydown + $16k appreciation (2.9% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, 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 84 days — a 6% lower offer ($526k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $90k; list at $560k implies a 523% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,240 (67.8% 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 84 days. Have you received any prior offers? Is the seller open to a 68% 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: 0.32% ✗
• Cap rate: 2.07%
• Cash-on-cash: -15.08%
• DSCR: 0.33
• GRM: 25.9

CMA / ARV

• ARV (median comp): $843,420
• List price: $559,900
• Delta: -33.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.60×
• Total profit: $-61,950
• Equity at exit: $247,842

10-year hold

• IRR: -1.7%
• Equity multiple: 0.74×
• Total profit: $-40,401
• Equity at exit: $378,939

Cash invested: $156,772 (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 24571

• Home prices YoY: 1.8%
• Active inventory: 61
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$2,936
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$233
• HOA: −$42
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-1,970

Break-even live

Break-even rent $4,296

Max offer price $211,936

Occupancy floor —

Sensitivity live

Price	-10% $-1,653	-5% $-1,811	+0% $-1,970	+5% $-2,128	+10% $-2,287
Rent	-10% $-2,112	-5% $-2,041	+0% $-1,970	+5% $-1,899	+10% $-1,827
Rate	-1.0pp $-1,688	-0.5pp $-1,827	base $-1,970	+0.5pp $-2,115	+1.0pp $-2,262

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: $139,975
• Closing costs: $16,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-19
   days on market $559,900 Active 84 DOM
2. 2026-06-18
   days on market $559,900 Active 83 DOM
3. 2026-06-17
   days on market $559,900 Active 82 DOM
4. 2026-06-16
   days on market $559,900 Active 81 DOM
5. 2026-06-15
   days on market $559,900 Active 80 DOM
6. 2026-06-14
   days on market $559,900 Active 78 DOM
7. 2026-06-13
   days on market $559,900 Active 77 DOM
8. 2026-06-10
   days on market $559,900 Active 75 DOM
9. 2026-06-09
   days on market $559,900 Active 74 DOM
10. 2026-06-08
    days on market $559,900 Active 73 DOM
11. 2026-06-07
    days on market $559,900 Active 72 DOM
12. 2026-06-05
    days on market $559,900 Active 69 DOM
13. 2026-06-02
    days on market $559,900 Active 67 DOM
14. 2026-06-01
    days on market $559,900 Active 66 DOM
15. 2026-05-31
    days on market $559,900 Active 65 DOM
16. 2026-05-30
    days on market $559,900 Active 64 DOM
17. 2026-03-27
    listed $559,900 Active 793-char remark

    Show marketing remark (793 chars)

    Escape to the Lake! If you've been dreaming of a peaceful retreat where you can unwind and forget the stresses of everyday life, this charming cottage-style lake home is just the spot. Thoughtfully decorated and utilized as a 5-bedroom with a cozy loft area, there's space for everyone to relax and recharge. Located in a quiet, serene community known as a popular destination for bass fishing enthusiasts, you'll love the easy access to the water and the tranquility that surrounds you. Enjoy community amenities including a private boat ramp, day-use slips, tennis and basketball courts, a pavilion, and scenic walking trails--all for under $600/year in HOA dues. Whether you're looking for a weekend getaway, a fishing escape, or a full-time lakeside haven, this is lake living made simple.

18. 2026-01-21
    status Pending
19. 2026-01-21
    historical
20. 2026-01-12
    price $550,000
21. 2025-08-11
    listed $629,900 Active
22. 2000-10-24
    soldstatus $89,880

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $4,591 · $383/mo
• Expected delta: +$2,405/yr (+$200/mo · 110.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,629
• − Mortgage interest: −$31,363
• − Property taxes: −$2,186
• − Insurance: −$2,800
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − HOA: −$504
• − Depreciation: −$16,288
• Taxable loss: −$34,973
• Est. tax savings @ 24.0%: +$8,393
• After-tax cash flow: $-15,244/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Motley

• Score: 60/100
• State rank: #446
• US rank: #19122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,073

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Black 9% Hispanic / Latino 5% Asian 1% Pacific Islander 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 164.3696
• 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

+522.9% since first listed

6 events — show timeline

• 2026-03-27 Listed $559,900 MLSRV
• 2026-01-21 Pending — MLSRV
• 2026-01-21 Listing Removed — MLSRV
• 2026-01-12 Price Changed $550,000 MLSRV
• 2025-08-11 Listed $629,900 MLSRV
• 2000-10-24 Sold (Public Records) $89,880 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,186 · +0.0% YoY. Source: county tax records.