6742 Doctor Thomas Walker Rd · Rose Hill, VA 24281

$59,000

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 10 Days on market

Built 1966 0.30 ac lot $72/sqft · 26% above area Est $47k · 26% over

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +8.0/10.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking to downsize or buy your first home? This quaint home has 2 bedrooms with an optional 3rd, 1 full bath, a spacious kitchen/dining combo, and living room. Below the house is a walk-out only basement for storage. This lot hosts a storage shed/small barn and fenced garden area. This property borders the creek. Lot size unknown. No heat or cooling, seller covered up the wood burning stove connect. With a little bit of work this home can be such a great investment! Call today for a showing!

Key facts

• Large eat-in kitchen
• New gutters
• New roof

Tags

• LARGE EAT-IN KITCHEN
• NEW ROOF
• NEW GUTTERS
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer
• Home design: Detached property; 820 building area (tax records)
• Construction: Other construction materials
• Exterior features: Storage structure on property; Rolling slope lot; Mountain view and country setting

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (electric); Central cooling
• Interior features: Eat-in kitchen; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $59k).
• Cap rate 11.7% vs local median 2.9% in Rose Hill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#49 in VA, #1,166 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety C-, amenities F, cost of living F.
• Lee County Public School District (rural): math 53% / reading 69% proficiency, ranked #62 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($408 loan paydown + $4k appreciation (6.1% local appreciation)).
• Lee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.36% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (median comp): $46,763
• List price: $59,000
• Delta: 26.17%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6742 Doctor Thomas Walker Rd	0.00mi	3/1.0 (+1)	820 (0%)	1mo	$53,000	$65	94
6845 Dr Thomas Walker Rd	0.10mi	3/1.0 (+1)	840 (+2%)	15mo	$40,000	$48	74

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

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.81×
• Total profit: $29,867
• Equity at exit: $37,315

10-year hold

• IRR: 25.7%
• Equity multiple: 5.72×
• Total profit: $77,991
• Equity at exit: $67,864

Cash invested: $16,520 (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 24281

• Home prices YoY: 4.4%
• Active inventory: 25
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $198

Break-even live

Break-even rent $550

Max offer price $59,000

Occupancy floor 70%

Sensitivity live

Price	-10% $231	-5% $214	+0% $198	+5% $181	+10% $164
Rent	-10% $135	-5% $166	+0% $198	+5% $229	+10% $261
Rate	-1.0pp $227	-0.5pp $213	base $198	+0.5pp $182	+1.0pp $167

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pinnacle Pl Unit 212-204 Rose Hill, VA	2.0	2.0	1075	$845	$0.79	44d	1	0.13mi
50 Pinnacle Pl Rose Hill, VA	2.0	2.0	1076	$702	$0.65	44d	1	0.13mi
5743 Doctor Thomas Walker Rd Apt A Rose Hill, VA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.96mi

Listing history 6 events

1. 2026-05-11
   listed $59,000 Active 550-char remark
2. 2021-09-08
   soldstatus $32,500
3. 2021-09-01
   soldstatus $32,500 497-char remark

   Show marketing remark (497 chars)

   Looking to downsize or buy your first home? This quaint home has 2 bedrooms with an optional 3rd, 1 full bath, a spacious kitchen/dining combo, and living room. Below the house is a walk-out only basement for storage. This lot hosts a storage shed/small barn and fenced garden area. This property borders the creek. Lot size unknown. No heat or cooling, seller covered up the wood burning stove connect. With a little bit of work this home can be such a great investment! Call today for a showing!

4. 2021-07-28
   listed $35,000 497-char remark

   Show marketing remark (497 chars)

   Looking to downsize or buy your first home? This quaint home has 2 bedrooms with an optional 3rd, 1 full bath, a spacious kitchen/dining combo, and living room. Below the house is a walk-out only basement for storage. This lot hosts a storage shed/small barn and fenced garden area. This property borders the creek. Lot size unknown. No heat or cooling, seller covered up the wood burning stove connect. With a little bit of work this home can be such a great investment! Call today for a showing!

5. 2019-03-12
   soldstatus $16,000

   Show marketing remark (240 chars)

   Handyman special conveniently located just off Hwy 58 on Dr. Thomas Walker Rd. Schools and Rose Hill Business District are a short distance. This fixer-upper would make a great first time home or rental property. VERY AFFORDABLY PRICED!!

6. 2019-01-14
   listed $16,000

   Show marketing remark (240 chars)

   Handyman special conveniently located just off Hwy 58 on Dr. Thomas Walker Rd. Schools and Rose Hill Business District are a short distance. This fixer-upper would make a great first time home or rental property. VERY AFFORDABLY PRICED!!

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $484 · $40/mo
• Expected delta: +$79/yr (+$7/mo · 19.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,598
• − Mortgage interest: −$3,305
• − Property taxes: −$404
• − Insurance: −$1,092
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,716
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,002/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: Lee County Public School District
• NCES district ID: 5102190
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $31,356
• Composite: 50.06/100
• National rank: #1913
• State rank: #62 of 131 in VA

Livability — Rose Hill

• Score: 82/100
• State rank: #49
• US rank: #1166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, VA
• City population: 28,136
• Population (ZIP): 2,327

Population outlook (Lee County) Hauer SSP2

• Today (2025): 22,861 people
• By 2030: 21,701 · -5.1%
• By 2040: 19,188 · -16.1%
• By 2050: 16,619 · -27.3%
• By 2075: 11,795 · -48.4%
• By 2100: 8,290 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 94% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+72.0) · D 13.8% · R 85.8%
• 2008→2024 swing: -43.8pp toward R · 2008: -28.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.1 2016: R+63.2 2012: R+44.4 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 142.4815
• 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

+231.2% since first listed

8 events — show timeline

• 2026-05-29 Sold (MLS) $53,000 Knoxville MLS
• 2026-05-21 Pending — Knoxville MLS
• 2026-05-11 Listed $59,000 Knoxville MLS
• 2021-09-08 Sold (Public Records) $32,500 Public Records
• 2021-09-01 Sold (MLS) $32,500 Knoxville MLS
• 2021-07-28 Listed $35,000 Knoxville MLS
• 2019-03-12 Sold (MLS) $16,000 Knoxville MLS
• 2019-01-14 Listed $16,000 Knoxville MLS

Property tax history

+6.0%/yr

Latest (2025): $404 · +65.6% YoY. Source: county tax records.