702 Anderson St · Glasgow, VA 24555

$158,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 5 Days on market

Built 1951 0.34 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

''AS IS'' Solid, well-maintained, sturdy home on 4 lots surrounded by lovely landscaping, mature trees and specially created outdoor recreation areas. The barns are built with wood from the original Glasgow Resort. Glasgow has a wonderful playground, basketball nets, and baseball diamond within walking distance, as well as the Post Office, library, doctor offices, Scotto's restaurant, hair salon, fire station and EMT stations, a supply grocery store and a brand new Dollar General Grocery store. It is an easy and beautiful walk to the convergence of the Maury and James Rivers. This quiet and friendly town is full of families, and is a ''walking and bicycle town'' for many residents. View of

Key facts

• Easy walk to rivers
• Mature trees
• 0.34 acre lot

Tags

• OUTDOOR RECREATION AREAS
• MATURE TREES
• WALKING DISTANCE TO PLAYGROUND
• EASY WALK TO RIVERS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; New construction; Corner lot; Level lot; Has view
• Construction: Vinyl siding; Metal roof
• Exterior features: Garden; Patio; Covered porch; Storm doors; Shed(s); Storage; Barn(s)

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

🏗️ New construction. The $158,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $191,354.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).

Location & tenants

• Location reads 59/100 on livability (#471 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Rockbridge County Public School District (town): math 43% / reading 67% proficiency, ranked #80 of 131 in VA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Natural Bridge Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 221 students, 68% FRL); Maury River Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 502 students, 70% FRL); Rockbridge County High (math 52% / reading 82%, grade B, #185 of 319 statewide, top 61%, 994 students, 66% FRL) — zoned schools average 68% FRL vs 37% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 85 units permitted in Rockbridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (1.9% local appreciation)).
• Rockbridge County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.
• Current owner paid $110k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,000

Questions for the listing agent

1. Built in 1951 — 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: 1.04% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (median comp): $191,354
• List price: $158,000
• Delta: -17.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Anderson St	0.39mi	3/2.0	1,513 (-1%)	0mo	$239,000	$158	80
736 Anderson St	0.07mi	3/2.0	1,620 (+6%)	8mo	$153,000	$94	80
712 Anderson St	0.03mi	4/1.0 (+1)	1,428 (-6%)	4mo	$212,000	$148	75
1126 Kanawha St	0.58mi	3/2.0	1,592 (+4%)	10mo	$188,000	$118	57
923 Mcculloch St	0.24mi	3/2.0	1,381 (-9%)	23mo	$184,900	$134	54
1028 Rockbridge Rd	0.43mi	4/2.0 (+1)	1,742 (+14%)	24mo	$190,000	$109	31

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

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.73×
• Total profit: $39,197
• Equity at exit: $74,497

10-year hold

• IRR: 16.3%
• Equity multiple: 3.16×
• Total profit: $115,653
• Equity at exit: $106,530

Cash invested: $53,579 (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 24555

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,003
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $425

Break-even live

Break-even rent $1,460

Max offer price $191,354

Occupancy floor 74%

Sensitivity live

Price	-10% $533	-5% $479	+0% $425	+5% $371	+10% $317
Rent	-10% $267	-5% $346	+0% $425	+5% $504	+10% $583
Rate	-1.0pp $521	-0.5pp $474	base $425	+0.5pp $375	+1.0pp $325

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: $47,839
• Closing costs: $5,741
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-11
   status Pending 799-char remark
2. 2026-05-06
   listed $158,000 Active 799-char remark
3. 2026-01-24
   historical
4. 2026-01-05
   status Active
5. 2026-01-05
   listed $165,000 Active
6. 2025-12-31
   historical
7. 2025-11-18
   price $165,000
8. 2025-11-11
   price $165,000
9. 2025-10-01
   price $189,500
10. 2025-10-01
    price $189,500
11. 2025-08-26
    price $199,500
12. 2025-08-26
    price $199,500
13. 2025-08-09
    price $229,000
14. 2025-08-08
    listed $229,000 Active
15. 2024-06-18
    price $199,000
16. 2024-06-06
    price $210,000
17. 2021-05-13
    soldstatus $110,000
18. 2021-05-12
    soldstatus $110,000
19. 2021-03-14
    listed $110,000

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$456/yr (+$38/mo · 54.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 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: $23,973
• − Mortgage interest: −$10,719
• − Property taxes: −$840
• − Insurance: −$957
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$5,567
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $4,607/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: Rockbridge County Public School District
• NCES district ID: 5103370
• Math proficiency: 43% ▼ -41.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $48,021
• Composite: 46.65/100
• National rank: #2408
• State rank: #80 of 131 in VA

Livability — Glasgow

• Score: 59/100
• State rank: #471
• US rank: #20232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow, VA
• Population (ZIP): 2,220

Population outlook (Rockbridge County) Hauer SSP2

• Today (2025): 22,549 people
• By 2030: 22,381 · -0.7%
• By 2040: 21,488 · -4.7%
• By 2050: 20,054 · -11.1%
• By 2075: 16,228 · -28.0%
• By 2100: 11,598 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 7%
• Common ancestry: Serbian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Rockbridge

• 2024 margin: Solid R (+33.8) · D 32.6% · R 66.4%
• 2008→2024 swing: -20.2pp toward R · 2008: -13.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+32.4 2016: R+29.6 2012: R+17.8 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 176.4084
• 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

+43.6% since first listed

19 events — show timeline

• 2026-05-11 Pending — RHR
• 2026-05-06 Listed $158,000 RHR
• 2026-01-24 Listing Removed — MLSRV
• 2026-01-05 Relisted — MLSRV
• 2026-01-05 Listed $165,000 GAAR
• 2025-12-31 Listing Removed — MLSRV
• 2025-11-18 Price Changed $165,000 MLSRV
• 2025-11-11 Price Changed $165,000 RHR
• 2025-10-01 Price Changed $189,500 MLSRV
• 2025-10-01 Price Changed $189,500 RHR
• 2025-08-26 Price Changed $199,500 RHR
• 2025-08-26 Price Changed $199,500 MLSRV
• 2025-08-09 Price Changed $229,000 RHR
• 2025-08-08 Listed $229,000 MLSRV
• 2024-06-18 Price Changed $199,000 RHR
• 2024-06-06 Price Changed $210,000 RHR
• 2021-05-13 Sold (Public Records) $110,000 Public Records
• 2021-05-12 Sold (MLS) $110,000 RHR
• 2021-03-14 Listed $110,000 RHR

Property tax history

+3.2%/yr

Latest (2025): $840 · +4.9% YoY. Source: county tax records.