959 Chestnut St · Fieldale, VA 24089

$25,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 9 Days on market

Built 1930 0.39 ac lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HELP! This home needs some major TLC. Seller said make an offer. Attention investors, here's a project that offers endless possibilities for renovation, customization, or investment! Bring your tools and eye for design and bring this large home back to life. All info taken from tax ticket and should be verified to Buyer's satisfaction. Selling as is where is. Seller will make no repairs and will pay for no inspections. Bring your ideas and unlock the potential this property has to offer. System functions unknown. Seller willing to offer owner financing options as well. Call today to see how we can make this home yours!

Key facts

• 0.39 acre lot
• Built 1930
• Listed 8 days

Property features AI

Finance

• Other: Lot size approximately 0.39 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Flooring: Wood
• Bathrooms: One full bathroom
• Interior features: Wood flooring; One fireplace; Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 63/100 on livability (#381 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Henry County Public School District (rural): math 45% / reading 69% proficiency, ranked #78 of 131 in VA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23 of equity ($173 loan paydown + $-150 appreciation (-0.6% local appreciation)).
• Henry County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $25,000

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 4.80% ✓
• Cap rate: 44.80%
• Cash-on-cash: 137.51%
• DSCR: 7.12
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $131,688
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Acorn St	0.13mi	3/1.5	1,400 (-1%)	22mo	$129,900	$93	71
182 10th St	0.30mi	3/2.0	1,510 (+7%)	1mo	$198,900	$132	70
685 Chestnut St	0.26mi	3/1.0	1,224 (-14%)	6mo	$30,000	$25	60
428 10th St	0.16mi	2/1.0 (-1)	1,223 (-14%)	6mo	$35,000	$29	60
142 Chestnut St	0.63mi	3/1.0	1,221 (-14%)	10mo	$43,000	$35	40
34 Brook Ct	0.56mi	3/1.5	1,624 (+15%)	12mo	$160,000	$99	37

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

Projected returns pro-forma

-0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.09×
• Total profit: $49,663
• Equity at exit: $6,520

10-year hold

• IRR: —
• Equity multiple: 16.94×
• Total profit: $111,552
• Equity at exit: $7,269

Cash invested: $7,000 (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 24089

• Home prices YoY: -0.5%
• Active inventory: 19
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$4 /mo · $52/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $802

Break-even live

Break-even rent $185

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $816	-5% $809	+0% $802	+5% $767	+10% $758
Rent	-10% $707	-5% $755	+0% $802	+5% $850	+10% $897
Rate	-1.0pp $815	-0.5pp $808	base $802	+0.5pp $796	+1.0pp $789

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 The Great Rd Fieldale, VA	2.0	2.0	1000	$1,200	$1.20	44d	1	0.83mi

Listing history 8 events

1. 2026-06-19
   days on market $25,000 Active 9 DOM
2. 2026-06-18
   days on market $25,000 Active 8 DOM
3. 2026-06-17
   days on market $25,000 Active 7 DOM
4. 2026-06-16
   days on market $25,000 Active 6 DOM
5. 2026-06-15
   days on market $25,000 Active 5 DOM
6. 2026-06-14
   days on market $25,000 Active 3 DOM
7. 2026-06-12
   remarks 626-char remark
8. 2026-06-12
   listed $25,000 Active 2 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: $52 · $4/mo
• Projected year-2 tax: $205 · $17/mo
• Expected delta: +$153/yr (+$13/mo · 292.9%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$1,400
• − Property taxes: −$52
• − Insurance: −$125
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$727
• Taxable income: $9,791
• Est. tax owed @ 24.0%: −$2,350
• After-tax cash flow: $7,276/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: Henry County Public School District
• NCES district ID: 5101920
• Math proficiency: 45% ▼ -37.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $34,579
• Composite: 47.02/100
• National rank: #2345
• State rank: #78 of 131 in VA

Livability — Fieldale

• Score: 63/100
• State rank: #381
• US rank: #15400

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

• Census place: Fieldale, VA
• Population (ZIP): 2,074

Population outlook (Henry County) Hauer SSP2

• Today (2025): 46,903 people
• By 2030: 44,141 · -5.9%
• By 2040: 38,687 · -17.5%
• By 2050: 33,742 · -28.1%
• By 2075: 25,720 · -45.2%
• By 2100: 19,868 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 17% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+32.8) · D 33.3% · R 66.1%
• 2008→2024 swing: -22.4pp toward R · 2008: -10.5pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.1 2016: R+29.2 2012: R+14.7 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.60%
• Current HPI: 122.8354
• 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 event — show timeline

• 2026-06-09 Listed $25,000 MHPCAR

Property tax history

-2.1%/yr

Latest (2025): $52 · +0.0% YoY. Source: county tax records.