111 Spring Hollow Rd · Troutville, VA 24175

$121,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 45 Days on market

Built 1960 1.13 ac lot $174/sqft · 32% below area Est $177k · 32% 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 +6.8/10.0
• DSCR +5.5/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MEDICAID SALE AT TAX ASSESSMENT. NEW ROOF IN 2025. TWO BEDROOM, ONE BATH ON 2 LOTS. ALUMINUM SIDING, FRONT PORCH, OIL FURNACE, PARTIAL BASEMENT/CRAWLSPACE WITH SUMP PUMP. INSPECTIONS WELCOMED BUT SOLD AS IS, WHERE IS. NO GOVERNMENT LOANS. SUBURBAN PROPANE TANK IS LEASED.

Key facts

• Crawlspace
• Front porch
• Partial basement

Tags

• NEW ROOF
• ALUMINUM SIDING
• FRONT PORCH
• OIL FURNACE
• PARTIAL BASEMENT
• CRAWLSPACE

Property features AI

Finance

• Other: Annual tax amount reported

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1960
• Construction: Built in 1960
• Exterior features: 1.13-acre lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air oil heating; Has cooling
• Interior features: Has fireplace; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $108k (10.9% below list).
• Recommended offer: $108k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#503 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A, housing B+; Watch: employment C-, amenities F, commute F.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Troutville Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 247 students, 32% FRL); Read Mountain Middle (math 75% / reading 82%, grade A+, #32 of 342 statewide, top 9%, 657 students, 35% FRL); Lord Botetourt High (math 83% / reading 92%, grade A, #15 of 319 statewide, top 4%, 980 students, 27% FRL).
• Market conditions: 80 active listings in the ZIP; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Recommended offer $107,869 (10.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $177,172
• List price: $121,000
• Delta: -31.70%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 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: $-13,486
• Equity at exit: $18,041

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-3,954
• Equity at exit: $10,462

Cash invested: $33,880 (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 24175

• Home prices YoY: -24.6%
• Active inventory: 80
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $97

Break-even live

Break-even rent $956

Max offer price $121,000

Occupancy floor 86%

Sensitivity live

Price	-10% $165	-5% $131	+0% $97	+5% $62	+10% $28
Rent	-10% $11	-5% $54	+0% $97	+5% $139	+10% $182
Rate	-1.0pp $158	-0.5pp $127	base $97	+0.5pp $65	+1.0pp $33

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $121,000 Active 45 DOM
2. 2026-06-18
   days on market $121,000 Active 42 DOM
3. 2026-06-17
   days on market $121,000 Active 41 DOM
4. 2026-06-16
   days on market $121,000 Active 40 DOM
5. 2026-06-15
   days on market $121,000 Active 39 DOM
6. 2026-06-14
   days on market $121,000 Active 37 DOM
7. 2026-06-13
   days on market $121,000 Active 36 DOM
8. 2026-06-10
   days on market $121,000 Active 34 DOM
9. 2026-06-09
   days on market $121,000 Active 33 DOM
10. 2026-06-08
    days on market $121,000 Active 32 DOM
11. 2026-06-07
    days on market $121,000 Active 31 DOM
12. 2026-06-05
    days on market $121,000 Active 28 DOM
13. 2026-06-02
    days on market $121,000 Active 26 DOM
14. 2026-06-01
    days on market $121,000 Active 25 DOM
15. 2026-05-31
    days on market $121,000 Active 24 DOM
16. 2026-05-30
    days on market $121,000 Active 23 DOM
17. 2026-05-07
    listed $121,000 Active 271-char remark

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$145/yr (+$12/mo · 17.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,944
• − Mortgage interest: −$6,778
• − Property taxes: −$847
• − Insurance: −$605
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,520
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,370/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Troutville

• Score: 57/100
• State rank: #503
• US rank: #22295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,054

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.50%
• Current HPI: 151.591
• 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

• 2026-05-07 Listed $121,000 MLSRV

Property tax history

+2.7%/yr

Latest (2025): $847 · +0.0% YoY. Source: county tax records.