6936 Plantation Rd · Hollins, VA 24019

$265,000

3 bd · 2.0 ba · 1,674 sqft · SingleFamily public records · 42 Days on market

Built 1955 0.52 ac lot $158/sqft · 14% above area Est $313k · 15% under

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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 +14.5/15.0
• Cash flow +6.7/30.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL AGENT FOR ADDENDUMS BEFORE WRITING OFFERS ELECTRIC IS ON. HOUSE HAS BEEN WINTERIZED BAKERS FIREPLACE IN KITCHEN MAY BE SEALED

Key facts

• Easy access to i-81
• Solid construction
• 0.52 acre lot

Tags

• SOLID CONSTRUCTION
• TIMELESS CRAFTSMANSHIP
• EASY ACCESS TO I-81

Property features AI

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Electric heat pump (heating and cooling)
• Home design: Residential property; Built in 1955
• Construction: Built in 1955
• Exterior features: 0.52-acre lot

Interior

• Bedrooms: 4 bedrooms total; 1 bedroom on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat pump for heating and cooling
• Interior features: 5 total rooms; Laminate and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (38.5% below list).
• Recommended offer: $163k (38.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#126 in VA, #4,055 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mountain View Elementary (math 52% / reading 67%, grade B-, #536 of 1,108 statewide, top 51%, 346 students, 68% FRL); Northside Middle (math 63% / reading 68%, grade A-, #116 of 342 statewide, top 35%, 627 students, 53% FRL); Northside High (math 80% / reading 87%, grade A, #30 of 319 statewide, top 10%, 950 students, 47% FRL) — zoned schools average 56% FRL vs 22% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 175 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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.
• Current owner paid $101k; list at $265k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,028 (38.5% 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 42 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 13.5

CMA / ARV

• ARV (median comp): $313,438
• List price: $265,000
• Delta: -15.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 S Battery Dr	0.44mi	2/2.0 (-1)	1,600 (-4%)	1mo	$329,000	$206	66
232 Verndale Dr	0.65mi	3/2.0	1,682 (+0%)	4mo	$295,000	$175	66
1152 Cardiff Ct	0.62mi	3/2.0	1,732 (+4%)	2mo	$429,000	$248	64
1010 Big Ben Dr	0.55mi	3/2.0	1,621 (-3%)	7mo	$370,000	$228	63
6714 Jasmine Cir	0.20mi	4/2.5 (+1)	1,850 (+10%)	5mo	$250,000	$135	62
1290 Trafalgar Dr	0.57mi	3/2.0	1,758 (+5%)	3mo	$370,000	$210	62
5957 Plantation Rd	0.56mi	3/2.5	1,580 (-6%)	1mo	$320,000	$203	62
1217 Trafalgar Dr	0.59mi	3/2.0	1,732 (+4%)	6mo	$385,000	$222	61
1196 Cardiff Ct	0.67mi	3/2.0	1,732 (+4%)	2mo	$430,000	$248	61
6359 Greenway Dr	0.64mi	3/1.5	1,716 (+2%)	7mo	$280,500	$163	58
6836 Trevilian Rd	0.55mi	3/2.0	1,900 (+14%)	3mo	$365,000	$192	49
5932 Dairy Rd	0.75mi	4/2.0 (+1)	1,920 (+15%)	3mo	$339,950	$177	33

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: -28.2%
• Equity multiple: 0.06×
• Total profit: $-69,996
• Equity at exit: $39,512

10-year hold

• IRR: -27.4%
• Equity multiple: -0.29×
• Total profit: $-95,924
• Equity at exit: $22,912

Cash invested: $74,200 (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 24019

• Active inventory: 175
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-424

Break-even live

Break-even rent $2,167

Max offer price $190,095

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Hugh Ave Roanoke, VA	2.0	1.0	1076	$1,125	$1.05	13d	1	0.32mi
6525 Greenway Dr Roanoke, VA	1.0–3.0	1.0–1.5	1071	$1,875	$1.75	13d	14	0.56mi
6500 Carefree Ln Apt 13 Hollins, VA	2.0	1.0	1100	$1,125	$1.02	13d	1	0.99mi
7114 South Dr Roanoke, VA	3.0	1.0	1060	$1,750	$1.65	20d	1	1.02mi
1017 Anchor Dr Roanoke, VA	4.0	2.5	1998	$2,800	$1.40	20d	1	1.22mi
1013 Barrens Village Ln Roanoke, VA	4.0	2.5	1664	$2,222	$1.34	13d	1	1.43mi
6441 Archcrest Dr Hollins, VA	1.0–2.0	1.0–2.0	932	$1,549	$1.66	13d	8	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $265,000 Active 42 DOM
2. 2026-06-17
   days on market $265,000 Active 41 DOM
3. 2026-06-16
   days on market $265,000 Active 40 DOM
4. 2026-06-15
   days on market $265,000 Active 39 DOM
5. 2026-06-14
   days on market $265,000 Active 37 DOM
6. 2026-06-13
   pricedays on market $265,000 Active 36 DOM
7. 2026-06-10
   days on market $266,000 Active 34 DOM
8. 2026-06-09
   days on market $266,000 Active 33 DOM
9. 2026-06-09
   price $266,000 Active 32 DOM
10. 2026-06-08
    days on market $266,333 Active 32 DOM
11. 2026-06-05
    pricedays on market $266,333 Active 28 DOM
12. 2026-06-02
    days on market $267,333 Active 26 DOM
13. 2026-06-01
    days on market $267,333 Active 25 DOM
14. 2026-05-31
    days on market $267,333 Active 24 DOM
15. 2026-05-30
    days on market $267,333 Active 23 DOM
16. 2026-05-07
    listed $275,000 Active 651-char remark
17. 2019-12-31
    historical
18. 2019-07-19
    listed $189,950
19. 2003-02-03
    soldstatus $101,000

    Show marketing remark (130 chars)

    CALL AGENT FOR ADDENDUMS BEFORE WRITING OFFERS ELECTRIC IS ON. HOUSE HAS BEEN WINTERIZED BAKERS FIREPLACE IN KITCHEN MAY BE SEALED

20. 2003-02-01
    soldstatus $108,500
21. 2002-12-05
    listed $102,900

    Show marketing remark (130 chars)

    CALL AGENT FOR ADDENDUMS BEFORE WRITING OFFERS ELECTRIC IS ON. HOUSE HAS BEEN WINTERIZED BAKERS FIREPLACE IN KITCHEN MAY BE SEALED

22. 1988-03-01
    soldstatus $69,000
23. 1986-05-01
    soldstatus $65,000

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,563
• − Mortgage interest: −$14,844
• − Property taxes: −$2,542
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$7,709
• Taxable loss: −$9,987
• Est. tax savings @ 24.0%: +$2,397
• After-tax cash flow: $-2,691/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: Roanoke County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Hollins

• Score: 75/100
• State rank: #126
• US rank: #4055

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: Hollins, VA
• County: Roanoke County · 67,305 people
• City population: 29,212
• Metro: Roanoke, VA
• Population (ZIP): 28,585
• Household income: $77,870
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 512.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 13% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -236.33%
• Current HPI: 179.1326
• Rent YoY: —
• Metro: Roanoke, VA
• 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

+307.7% since first listed

13 events — show timeline

• 2026-06-11 Price Changed $265,000 MLSRV
• 2026-06-08 Price Changed $266,000 MLSRV
• 2026-06-05 Price Changed $266,333 MLSRV
• 2026-05-27 Price Changed $267,333 MLSRV
• 2026-05-21 Price Changed $274,777 MLSRV
• 2026-05-07 Listed $275,000 MLSRV
• 2019-12-31 Listing Removed — MLSRV
• 2019-07-19 Listed $189,950 MLSRV
• 2003-02-03 Sold (MLS) $101,000 MLSRV
• 2003-02-01 Sold (Public Records) $108,500 Public Records
• 2002-12-05 Listed $102,900 MLSRV
• 1988-03-01 Sold (Public Records) $69,000 Public Records
• 1986-05-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,542 · +6.5% YoY. Source: county tax records.