6801 Virgil H Goode Hwy · Henry Fork, VA 24151

$159,975

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 73 Days on market

Built 1945 0.86 ac lot $108/sqft · at area comps Est $268k · 40% 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 +17.7/30.0
• ARV discount +15.0/15.0
• Schools +6.0/10.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

Key facts

• 0.86 acre lot
• 11 parking spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $140k (12.4% below list).
• Recommended offer: $140k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#346 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Henry Elementary (math 67% / reading 62%, grade B, #416 of 1,108 statewide, top 41%, 172 students, 76% FRL); Benjamin Franklin Middle (math 64% / reading 72%, grade A-, #94 of 342 statewide, top 28%, 1,397 students, 74% FRL); Franklin County High (math 79% / reading 82%, grade A, #57 of 319 statewide, top 18%, 1,904 students, 74% FRL) — zoned schools average 75% FRL vs 45% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Franklin County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $45k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $160k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,079 (12.4% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
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: 0.88% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $267,502
• List price: $159,975
• Delta: -40.20%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-17,860
• Equity at exit: $23,853

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,328
• Equity at exit: $13,832

Cash invested: $44,793 (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 24151

• Home prices YoY: -13.4%
• Active inventory: 196
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $127

Break-even live

Break-even rent $1,239

Max offer price $159,975

Occupancy floor 86%

Sensitivity live

Price	-10% $218	-5% $173	+0% $127	+5% $82	+10% $37
Rent	-10% $17	-5% $72	+0% $127	+5% $183	+10% $238
Rate	-1.0pp $208	-0.5pp $168	base $127	+0.5pp $86	+1.0pp $44

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: $39,994
• Closing costs: $4,799
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Goose Dam Rd Rocky Mount, VA	3.0	2.0	960	$1,250	$1.30	45d	1	0.35mi

Listing history 25 events

1. 2026-06-07
   statusdays on market $159,975 Pending 73 DOM
2. 2026-06-02
   days on market $159,975 Active 70 DOM
3. 2026-06-01
   days on market $159,975 Active 69 DOM
4. 2026-05-31
   days on market $159,975 Active 68 DOM
5. 2026-05-30
   days on market $159,975 Active 67 DOM
6. 2026-05-19
   price $160,000 398-char remark

   Show marketing remark (398 chars)

   Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

7. 2026-05-14
   status Active 398-char remark

   Show marketing remark (398 chars)

   Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

8. 2026-04-07
   status Pending 398-char remark

   Show marketing remark (398 chars)

   Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

9. 2026-04-02
   price $194,925 398-char remark

   Show marketing remark (398 chars)

   Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

10. 2026-03-26
    price $194,950 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

11. 2026-03-19
    price $194,975 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

12. 2026-03-16
    status Active 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

13. 2026-03-10
    status Pending 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

14. 2026-03-05
    price $195,000 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

15. 2026-02-26
    price $204,975 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

16. 2026-02-09
    listed $205,000 Active 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

17. 2026-01-26
    historical $205,000 398-char remark

    Show marketing remark (398 chars)

    Brick Cape Cod/Ranch Style home located in the heart of Rocky Mount! Very rural with a ton of privacy and sits on a very spacious lot. This home features 4 bedrooms and 2 full bathrooms with 2 carports one attached and the other detached from the house. New central heating & air in 2026, New windows in 2025, and a new well pump in 2025. The septic tank was also pumped and serviced in 2026.

18. 2024-02-05
    soldstatus $86,000
19. 2015-08-06
    soldstatus $54,900 353-char remark

    Show marketing remark (353 chars)

    1.5 story home in a very convenient location! Backyard has some chain link fencing. 2 bedrooms on the main level. This home has lots of potential. Bank of America, NA employees and employees household members and HTS business partners of the bank are prohibited from purchasing this property whether directly or indirectly. CASH Offers only, per seller

20. 2015-02-06
    listed $54,900 353-char remark

    Show marketing remark (353 chars)

    1.5 story home in a very convenient location! Backyard has some chain link fencing. 2 bedrooms on the main level. This home has lots of potential. Bank of America, NA employees and employees household members and HTS business partners of the bank are prohibited from purchasing this property whether directly or indirectly. CASH Offers only, per seller

21. 2014-08-09
    historical
22. 2014-02-10
    listed $109,000
23. 2010-03-26
    soldstatus $120,000
24. 2010-01-04
    soldstatus $120,000
25. 2009-09-23
    listed $129,900

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$429/yr (+$36/mo · 48.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,809
• − Mortgage interest: −$8,961
• − Property taxes: −$883
• − Insurance: −$800
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,654
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,812/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: Franklin County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Henry Fork

• Score: 64/100
• State rank: #346
• US rank: #13818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 18,154 people
• City population: 18,256
• Metro: Roanoke, VA
• Population (ZIP): 18,154
• Household income: $65,223
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 462.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.83%
• Current HPI: 204.9607
• 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

+23.2% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $160,000 MLSRV
• 2026-05-14 Relisted — MLSRV
• 2026-04-07 Pending — MLSRV
• 2026-04-02 Price Changed $194,925 MLSRV
• 2026-03-26 Price Changed $194,950 MLSRV
• 2026-03-19 Price Changed $194,975 MLSRV
• 2026-03-16 Relisted — MLSRV
• 2026-03-10 Pending — MLSRV
• 2026-03-05 Price Changed $195,000 MLSRV
• 2026-02-26 Price Changed $204,975 MLSRV
• 2026-02-09 Listed $205,000 MLSRV
• 2026-01-26 Coming Soon $205,000 MLSRV
• 2024-02-05 Sold (Public Records) $86,000 Public Records
• 2015-08-06 Sold (MLS) $54,900 MHPCAR
• 2015-02-06 Listed $54,900 MHPCAR
• 2014-08-09 Listing Removed — MLSRV
• 2014-02-10 Listed $109,000 MLSRV
• 2010-03-26 Sold (Public Records) $120,000 Public Records
• 2010-01-04 Sold (MLS) $120,000 MLSRV
• 2009-09-23 Listed $129,900 MLSRV

Property tax history

-1.2%/yr

Latest (2025): $883 · +0.0% YoY. Source: county tax records.