23 Old Farm School Road Craftsman opportunity with great bones, unique architectural character, and strong upside in the highly desirable Riceville community - just outside city limits for added flexibility, yet only minutes to the VA and Tunnel Road amenities. Set on just over 2 private, wooded acres, this property offers a peaceful, sun-filled setting with mature hardwoods, a creek, and no HOA. Directly adjacent to the Blue Ridge Parkway, the setting creates an expanded natural buffer, enhanced privacy, and immediate access to trails and outdoor recreation - a rare lifestyle opportunity just minutes from town. The home features 3 bedrooms and 2 bathrooms, with comfortable one-level living and spacious rooms, and distinctive architectural details that add warmth and character. A full unfinished basement (~1, 769 SF +/-) provides excellent potential for expansion, fitness room, workshop, studio space, or storage. While the home would benefit from updates to the kitchen and bathrooms, it is fully livable as-is - offering flexibility for buyers to renovate over time or execute a full value-add project. Dual access from Old Farm School Road and a potential secondary access from Miller Branch Road add additional versatility for future use or investment. Whether you're an investor, renovator, or buyer looking to build equity in a special setting, the combination of location, land, layout, and proximity to the Parkway makes this a compelling opportunity.