705 Barrows Mill Rd · Martinsville, VA 24112

$72,400

2 bd · 1.0 ba · 612 sqft · Other public records · 100 Days on market

Built 1935 9,060 sqft lot $118/sqft · 90% above area

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors! This 2 bedroom 1 bath home is centrally located to shopping, dining, healthcare, and more! The interior has updated flooring, paint, and a recently updated bathroom. This could be a great short or long term rental. This property is SOLD AS-IS. Seller will make no repairs. Home may be in flood zone per FEMA. All information taken from seller/tax card/GIS. Purchaser/Purchaser's Agent to verify all information. This property can be sold separately or as part of a large portfolio package. Some photos have been digitally enhanced.

Key facts

• Centrally located
• Updated flooring
• Updated bathroom

Tags

• CENTRALLY LOCATED
• UPDATED FLOORING
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.9% in Martinsville — 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 70/100 on livability (#231 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: amenities F, commute F, employment D-.
• Martinsville City Public School District (town): math 29% / reading 53% proficiency, ranked #122 of 131 in VA (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 256 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Martinsville city in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Martinsville County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 9553% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,884 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $38,164
• List price: $72,400
• Delta: 89.71%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-696
• Equity at exit: $10,795

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $13,643
• Equity at exit: $6,260

Cash invested: $20,272 (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 24112

• Active inventory: 256
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $173

Break-even live

Break-even rent $635

Max offer price $72,400

Occupancy floor 75%

Sensitivity live

Price	-10% $214	-5% $194	+0% $173	+5% $153	+10% $132
Rent	-10% $106	-5% $139	+0% $173	+5% $207	+10% $241
Rate	-1.0pp $210	-0.5pp $191	base $173	+0.5pp $154	+1.0pp $135

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: $18,100
• Closing costs: $2,172
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Church St E Apt 4 Martinsville, VA	1.0	1.0	750	$800	$1.07	44d	1	1.46mi

Listing history 29 events

1. 2026-06-19
   days on market $72,400 Active 100 DOM
2. 2026-06-18
   days on market $72,400 Active 99 DOM
3. 2026-06-17
   days on market $72,400 Active 98 DOM
4. 2026-06-16
   days on market $72,400 Active 97 DOM
5. 2026-06-15
   days on market $72,400 Active 96 DOM
6. 2026-06-14
   days on market $72,400 Active 94 DOM
7. 2026-06-12
   days on market $72,400 Active 93 DOM
8. 2026-06-09
   days on market $72,400 Active 90 DOM
9. 2026-06-08
   days on market $72,400 Active 89 DOM
10. 2026-06-07
    days on market $72,400 Active 88 DOM
11. 2026-06-02
    days on market $72,400 Active 83 DOM
12. 2026-06-01
    days on market $72,400 Active 82 DOM
13. 2026-05-31
    days on market $72,400 Active 81 DOM
14. 2026-05-30
    days on market $72,400 Active 80 DOM
15. 2026-04-10
    historical $750
16. 2026-04-08
    listed $750
17. 2026-04-07
    historical $750
18. 2026-03-10
    listed $72,400 Active 554-char remark

    Show marketing remark (554 chars)

    Calling all Investors! This 2 bedroom 1 bath home is centrally located to shopping, dining, healthcare, and more! The interior has updated flooring, paint, and a recently updated bathroom. This could be a great short or long term rental. This property is SOLD AS-IS. Seller will make no repairs. Home may be in flood zone per FEMA. All information taken from seller/tax card/GIS. Purchaser/Purchaser's Agent to verify all information. This property can be sold separately or as part of a large portfolio package. Some photos have been digitally enhanced.

19. 2026-03-10
    listed $750

    Show marketing remark (554 chars)

    Calling all Investors! This 2 bedroom 1 bath home is centrally located to shopping, dining, healthcare, and more! The interior has updated flooring, paint, and a recently updated bathroom. This could be a great short or long term rental. This property is SOLD AS-IS. Seller will make no repairs. Home may be in flood zone per FEMA. All information taken from seller/tax card/GIS. Purchaser/Purchaser's Agent to verify all information. This property can be sold separately or as part of a large portfolio package. Some photos have been digitally enhanced.

20. 2025-06-30
    historical $750
21. 2025-05-17
    price $750
22. 2025-05-01
    listed $851
23. 2025-04-19
    historical $851
24. 2025-04-18
    listed $851
25. 2025-04-18
    historical $851
26. 2025-04-04
    listed $851
27. 2024-11-22
    soldstatus $786,000
28. 2024-04-05
    soldstatus $100,000
29. 2001-08-06
    soldstatus $19,500

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $594 · $49/mo
• Expected delta: +$291/yr (+$24/mo · 96.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 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: $10,247
• − Mortgage interest: −$4,056
• − Property taxes: −$303
• − Insurance: −$1,160
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,106
• Taxable income: $983
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $1,841/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: Martinsville City Public School District
• NCES district ID: 5102400
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 53% ▼ -14.00%
• Median HH income: $31,215
• Composite: 33.43/100
• National rank: #5467
• State rank: #122 of 131 in VA

Livability — Martinsville

• Score: 70/100
• State rank: #231
• US rank: #7826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinsville, VA
• County: Martinsville City · 31,028 people
• City population: 31,028
• Metro: Martinsville, VA
• Population (ZIP): 31,028
• Household income: $48,770
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 888.0

Population outlook (Martinsville County) Hauer SSP2

• Today (2025): 13,026 people
• By 2030: 12,673 · -2.7%
• By 2040: 11,933 · -8.4%
• By 2050: 11,136 · -14.5%
• By 2075: 9,886 · -24.1%
• By 2100: 8,334 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Martinsville

• 2024 margin: Strong D (+22.6) · D 60.7% · R 38.1% · Other 1.2%
• 2008→2024 swing: -5.4pp toward R · 2008: 28.0pp · 2024: 22.6pp
• All cycles: 2024: D+22.6 2020: D+26.6 2016: D+23.5 2012: D+24.6 2008: D+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.37%
• Current HPI: 172.4393
• Rent YoY: —
• Metro: Martinsville, 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

+271.3% since first listed

15 events — show timeline

• 2026-04-10 Rental Removed $750 SHOWMOJO
• 2026-04-08 Listed for Rent $750 SHOWMOJO
• 2026-04-07 Rental Removed $750 MLSRV
• 2026-03-10 Listed $72,400 MHPCAR
• 2026-03-10 Listed for Rent $750 MLSRV
• 2025-06-30 Rental Removed $750 MLSRV
• 2025-05-17 Price Changed $750 MLSRV
• 2025-05-01 Listed for Rent $851 MLSRV
• 2025-04-19 Rental Removed $851 SHOWMOJO
• 2025-04-18 Listed for Rent $851 SHOWMOJO
• 2025-04-18 Rental Removed $851 MLSRV
• 2025-04-04 Listed for Rent $851 MLSRV
• 2024-11-22 Sold (Public Records) $786,000 Public Records
• 2024-04-05 Sold (Public Records) $100,000 Public Records
• 2001-08-06 Sold (Public Records) $19,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $303 · +56.9% YoY. Source: county tax records.