431 Maple St · Glade Spring, VA 24340

$145,000

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 87 Days on market

Built 1938 0.85 ac lot $97/sqft · 44% below area Est $260k · 44% under

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Why this score? — see what drove the C 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 +15.6/30.0
• ARV discount +15.0/15.0
• Schools +6.2/10.0
• Appreciation +5.7/10.0
• DSCR +4.8/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You are going to love this unique home. The original part of the log home was moved from the Old part of Glade in 1964. Those owners added onto the back of the house in 1964. The second level has two bedrooms and a full bath. New windows throughout the home were installed two years ago. Nice size block building in the back yard with a small wooden outbuilding. Nice size level yard. Sold As Is.

Key facts

• Wooden outbuilding
• Block building
• Level yard

Tags

• LOG HOME
• BLOCK BUILDING
• WOODEN OUTBUILDING
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $61 ($729/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 $118k (18.5% below list).
• Recommended offer: $118k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Glade Spring — 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 62/100 on livability (#399 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Meadowview Elementary (math 63% / reading 74%, grade B+, #357 of 1,108 statewide, top 33%, 551 students, 89% FRL); Glade Spring Middle (math 70% / reading 74%, grade A, #65 of 342 statewide, top 21%, 254 students, 80% FRL); Patrick Henry High (math 62% / reading 82%, grade B+, #134 of 319 statewide, top 45%, 366 students, 66% FRL) — zoned schools average 78% FRL vs 42% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, 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 87 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $145k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,174 (18.5% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (median comp): $260,409
• List price: $145,000
• Delta: -44.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Monte Vista Dr	0.09mi	3/2.0	1,671 (+12%)	12mo	$310,000	$186	66
33304 Hillman Hwy	0.48mi	3/2.0	1,568 (+5%)	13mo	$288,500	$184	58
503 Sycamore St	0.41mi	4/2.0 (+1)	1,555 (+4%)	21mo	$275,000	$177	51
134 Monte Vista Dr	0.59mi	3/2.0	1,340 (-10%)	18mo	$222,400	$166	40
136 Highland Ave	0.71mi	2/1.0 (-1)	1,296 (-13%)	7mo	$225,900	$174	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.22×
• Total profit: $9,060
• Equity at exit: $52,202

10-year hold

• IRR: 8.4%
• Equity multiple: 2.06×
• Total profit: $43,026
• Equity at exit: $71,512

Cash invested: $40,600 (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 24340

• Home prices YoY: 0.8%
• Active inventory: 36
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $61

Break-even live

Break-even rent $1,105

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $102	+0% $61	+5% $20	+10% $-21
Rent	-10% $-33	-5% $14	+0% $61	+5% $107	+10% $154
Rate	-1.0pp $134	-0.5pp $98	base $61	+0.5pp $23	+1.0pp $-15

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   days on market $145,000 Active 87 DOM
2. 2026-06-07
   pricedays on market $145,000 Active 86 DOM
3. 2026-06-02
   days on market $150,000 Active 81 DOM
4. 2026-06-01
   days on market $150,000 Active 80 DOM
5. 2026-05-31
   days on market $150,000 Active 79 DOM
6. 2026-05-30
   days on market $150,000 Active 78 DOM
7. 2026-04-17
   price $150,000 396-char remark

   Show marketing remark (396 chars)

   You are going to love this unique home. The original part of the log home was moved from the Old part of Glade in 1964. Those owners added onto the back of the house in 1964. The second level has two bedrooms and a full bath. New windows throughout the home were installed two years ago. Nice size block building in the back yard with a small wooden outbuilding. Nice size level yard. Sold As Is.

8. 2026-04-17
   price $150,000 396-char remark

   Show marketing remark (396 chars)

   You are going to love this unique home. The original part of the log home was moved from the Old part of Glade in 1964. Those owners added onto the back of the house in 1964. The second level has two bedrooms and a full bath. New windows throughout the home were installed two years ago. Nice size block building in the back yard with a small wooden outbuilding. Nice size level yard. Sold As Is.

9. 2026-03-02
   listed $159,000 Active 396-char remark

   Show marketing remark (396 chars)

   You are going to love this unique home. The original part of the log home was moved from the Old part of Glade in 1964. Those owners added onto the back of the house in 1964. The second level has two bedrooms and a full bath. New windows throughout the home were installed two years ago. Nice size block building in the back yard with a small wooden outbuilding. Nice size level yard. Sold As Is.

10. 2026-03-02
    listed $159,000 Active 396-char remark

    Show marketing remark (396 chars)

    You are going to love this unique home. The original part of the log home was moved from the Old part of Glade in 1964. Those owners added onto the back of the house in 1964. The second level has two bedrooms and a full bath. New windows throughout the home were installed two years ago. Nice size block building in the back yard with a small wooden outbuilding. Nice size level yard. Sold As Is.

11. 2016-06-10
    soldstatus $78,500

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$565/yr (+$47/mo · 90.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,181
• − Mortgage interest: −$8,122
• − Property taxes: −$624
• − Insurance: −$725
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$4,218
• Taxable loss: −$1,777
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,156/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

Livability — Glade Spring

• Score: 62/100
• State rank: #399
• US rank: #16421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glade Spring, VA
• Population (ZIP): 6,173

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Two or more races 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.36%
• Current HPI: 180.6398
• 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

+91.1% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $150,000 SWVAR
• 2026-04-17 Price Changed $150,000 TVRMLS
• 2026-03-02 Listed $159,000 TVRMLS
• 2026-03-02 Listed $159,000 SWVAR
• 2016-06-10 Sold (Public Records) $78,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $624 · +22.1% YoY. Source: county tax records.