290 Snyder Ridge Rd · Rose Hill, VA 24281

$150,000

4 bd · 3.0 ba · 2,556 sqft · SingleFamily public records · 19 Days on market

Built 1975 11 ac lot Est $243k · 38% under ↓ 1% 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 +19.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Live & Online Real Estate Auction -- 10.688 Surveyed Acres in 6 Tracts with Home, Barn & Farm Equipment Country land, a solid home, barn space, and multiple buying options -- all selling at auction in Lee County, Virginia. Whether you're looking for a homeplace, acreage, investment tracts, or farm-use property, this Snyder Ridge Road auction gives bidders flexibility and opportunity. Live & Online Auction Saturday, June 13, 2026, at 10:00 AM EST 290 Snyder Ridge Road, Rose Hill, VA 24281 Lee County, Virginia This East Tennessee/Virginia region auction offers a solid country property with acreage, improvements, and multiple tract options. Located in the Rose Hill community of Lee County, Virginia, this property features a 4-bedroom, 3-bath home with 2,556 square feet, built in 1975, along with a two-car attached garage, barn, and 10.688 surveyed acres. The land has been surveyed and subdivided into 6 individual tracts, giving buyers the opportunity to bid on smaller parcels, larger acreage, or the home tract with improvements. Property Highlights 10.688 surveyed acres total Offered in 6 tracts 4-bedroom, 3-bath home 2,556 square feet Built in 1975 Two-car attached garage Barn on the property Country setting in Lee County, Virginia Live and online bidding are available for real estate. Personal property and farm equipment are also being sold. Tract Breakdown Tract 1: 0.612 acre Tract 2: 0.884 acre Tract 3: 0.531 acre Tract 4: 0.949 acre Tract 5: 1.134 acres Tract 6: 6.598 acres with house and barn Personal Property & Farm Equipment Notice Personal property and farm equipment will also be available at the auction. Buyers must be present to purchase most personal property and farm equipment, as the majority will not be offered for online bidding. There will be no shipping. All personal property and equipment must be paid for in full before removal from the sale site. Opportunities like this are hard to duplicate -- a country home, surveyed acreage, barn, farm equipment, and multiple tracts all offered through the auction method. Whether you are a neighbor, investor, farmer, or buyer searching for a rural homeplace, this is one to put on your calendar. Mark your calendar and make plans to attend: Saturday, June 13, 2026, at 10:00 AM EST 290 Snyder Ridge Road, Rose Hill, VA 24281

Key facts

• Barn on the property
• 10.68 acre lot
• 2 garage spots

Tags

• 10.688 SURVEYED ACRES
• BARN ON THE PROPERTY

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Septic tank sewer
• Home design: Single-family property (not attached); Total building area reported as 2,556 (owner provided)
• Construction: Vinyl siding and frame construction
• Exterior features: Private lot; Mountain view and country setting

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central electric heating; Central cooling
• Interior features: Six total rooms; Other appliances included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $143k (4.7% below list).
• Recommended offer: $143k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.8% in Rose Hill — 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 82/100 on livability (#49 in VA, #1,166 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety C-, amenities F, cost of living F.
• Lee County Public School District (rural): math 53% / reading 69% proficiency, ranked #62 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.1% local appreciation)).
• Lee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k 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 ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.

Recommended offer $142,961 (4.7% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $242,820
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6894 Dr Thomas Walker Rd	0.35mi	4/2.0	2,376 (-7%)	5mo	$225,000	$95	64

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

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.28×
• Total profit: $53,788
• Equity at exit: $94,868

10-year hold

• IRR: 18.6%
• Equity multiple: 4.58×
• Total profit: $150,236
• Equity at exit: $172,535

Cash invested: $42,000 (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 24281

• Home prices YoY: 4.4%
• Active inventory: 25
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $156

Break-even live

Break-even rent $1,232

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $241	-5% $199	+0% $156	+5% $114	+10% $71
Rent	-10% $43	-5% $100	+0% $156	+5% $213	+10% $269
Rate	-1.0pp $232	-0.5pp $195	base $156	+0.5pp $117	+1.0pp $78

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $150,000 Active 19 DOM
2. 2026-06-18
   days on market $150,000 Active 17 DOM
3. 2026-06-17
   days on market $150,000 Active 16 DOM
4. 2026-06-16
   days on market $150,000 Active 15 DOM
5. 2026-06-15
   pricedays on marketlisting id $150,000 Active 14 DOM
6. 2026-06-15
   days on market Active 13 DOM
7. 2026-06-13
   days on market Active 12 DOM
8. 2026-06-12
   days on market Active 11 DOM
9. 2026-06-09
   days on market Active 8 DOM
10. 2026-06-08
    days on market Active 7 DOM
11. 2026-06-08
    days on market Active 6 DOM
12. 2026-06-07
    days on market Active 5 DOM
13. 2026-06-03
    days on market Active 2 DOM
14. 2026-06-02
    remarks 687-char remark
15. 2026-06-02
    listed Active 1 DOM

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,155
• − Mortgage interest: −$8,402
• − Property taxes: −$1,487
• − Insurance: −$750
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$4,364
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,019/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: Lee County Public School District
• NCES district ID: 5102190
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $31,356
• Composite: 50.06/100
• National rank: #1913
• State rank: #62 of 131 in VA

Livability — Rose Hill

• Score: 82/100
• State rank: #49
• US rank: #1166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, VA
• City population: 28,136
• Population (ZIP): 2,327

Population outlook (Lee County) Hauer SSP2

• Today (2025): 22,861 people
• By 2030: 21,701 · -5.1%
• By 2040: 19,188 · -16.1%
• By 2050: 16,619 · -27.3%
• By 2075: 11,795 · -48.4%
• By 2100: 8,290 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 94% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+72.0) · D 13.8% · R 85.8%
• 2008→2024 swing: -43.8pp toward R · 2008: -28.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.1 2016: R+63.2 2012: R+44.4 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 142.4815
• 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

-1.3% since first listed

6 events — show timeline

• 2026-06-01 Listed $150,000 TVRMLS
• 2026-06-01 Listed — Knoxville MLS
• 2022-10-31 Sold (Public Records) $300,000 Public Records
• 2022-10-29 Sold (MLS) $300,000 Knoxville MLS
• 2022-07-21 Listed $319,900 Knoxville MLS
• 2003-11-07 Sold (Public Records) $152,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,487 · +54.3% YoY. Source: county tax records.