258 Glade Hollow Dr · Lebanon, VA 24266

$115,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 755 Days on market

Built 1980 0.75 ac lot $115/sqft · 8% above area Est $107k · 8% over ↓ 18% since listing

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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 +24.2/30.0
• DSCR +7.8/10.0
• Appreciation +5.9/10.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great ranch style home in beautiful Russell County. This three bedroom, one bathroom, is currently being used as a long-term rental property. Owners are selling a second home on the same street perfect for investors looking for a bargain! Both are being sold as-is.

Key facts

• Ranch style home
• 0.75 acre lot
• Built 1980

Tags

• RANCH STYLE HOME
• LONG-TERM RENTAL PROPERTY
• SECOND HOME ON SAME STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $115k (0.1% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.7% in Lebanon — 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 76/100 on livability (#115 in VA, #3,561 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A-; Watch: employment D+, amenities D-, commute F.
• Russell County Public School District (rural): math 58% / reading 73% proficiency, ranked #44 of 131 in VA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 77 active listings in the ZIP; 35 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($795 loan paydown + $2k appreciation (1.7% local appreciation)).
• Russell County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 755 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 755 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $106,907
• List price: $115,000
• Delta: 7.57%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 Rose Dr	0.66mi	3/1.5	1,120 (+12%)	14mo	$162,000	$145	36

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.64×
• Total profit: $20,695
• Equity at exit: $43,566

10-year hold

• IRR: 15.1%
• Equity multiple: 2.96×
• Total profit: $63,270
• Equity at exit: $61,386

Cash invested: $32,200 (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 24266

• Home prices YoY: 0.9%
• Active inventory: 77
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $228

Break-even live

Break-even rent $860

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $115,000 Active 755 DOM
2. 2026-06-18
   days on market $115,000 Active 754 DOM
3. 2026-06-17
   days on market $115,000 Active 753 DOM
4. 2026-06-16
   days on market $115,000 Active 752 DOM
5. 2026-06-15
   days on market $115,000 Active 751 DOM
6. 2026-06-14
   days on market $115,000 Active 749 DOM
7. 2026-06-13
   days on market $115,000 Active 748 DOM
8. 2026-06-10
   days on market $115,000 Active 746 DOM
9. 2026-06-09
   days on market $115,000 Active 745 DOM
10. 2026-06-08
    days on market $115,000 Active 744 DOM
11. 2026-06-07
    days on market $115,000 Active 743 DOM
12. 2026-06-02
    days on market $115,000 Active 738 DOM
13. 2026-06-01
    days on market $115,000 Active 737 DOM
14. 2026-05-31
    days on market $115,000 Active 736 DOM
15. 2026-05-30
    days on market $115,000 Active 735 DOM
16. 2025-09-04
    status Active 265-char remark

    Show marketing remark (265 chars)

    Great ranch style home in beautiful Russell County. This three bedroom, one bathroom, is currently being used as a long-term rental property. Owners are selling a second home on the same street perfect for investors looking for a bargain! Both are being sold as-is.

17. 2025-08-27
    historical Active Under Contract 265-char remark

    Show marketing remark (265 chars)

    Great ranch style home in beautiful Russell County. This three bedroom, one bathroom, is currently being used as a long-term rental property. Owners are selling a second home on the same street perfect for investors looking for a bargain! Both are being sold as-is.

18. 2025-06-02
    price $115,000 265-char remark

    Show marketing remark (265 chars)

    Great ranch style home in beautiful Russell County. This three bedroom, one bathroom, is currently being used as a long-term rental property. Owners are selling a second home on the same street perfect for investors looking for a bargain! Both are being sold as-is.

19. 2025-04-15
    price $134,900 265-char remark

    Show marketing remark (265 chars)

    Great ranch style home in beautiful Russell County. This three bedroom, one bathroom, is currently being used as a long-term rental property. Owners are selling a second home on the same street perfect for investors looking for a bargain! Both are being sold as-is.

20. 2024-05-25
    listed $139,900 Active 265-char remark

    Show marketing remark (265 chars)

    Great ranch style home in beautiful Russell County. This three bedroom, one bathroom, is currently being used as a long-term rental property. Owners are selling a second home on the same street perfect for investors looking for a bargain! Both are being sold as-is.

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$606/yr (+$50/mo · 179.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,785
• − Mortgage interest: −$6,442
• − Property taxes: −$337
• − Insurance: −$575
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,345
• Taxable income: $880
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $2,530/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: Russell County Public School District
• NCES district ID: 5103420
• Math proficiency: 58% ▼ -32.00%
• Reading proficiency: 73% ▼ -10.00%
• Median HH income: $34,970
• Composite: 54.14/100
• National rank: #1384
• State rank: #44 of 131 in VA

Livability — Lebanon

• Score: 76/100
• State rank: #115
• US rank: #3561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,688

Population outlook (Russell County) Hauer SSP2

• Today (2025): 25,787 people
• By 2030: 24,485 · -5.0%
• By 2040: 21,750 · -15.7%
• By 2050: 19,214 · -25.5%
• By 2075: 14,500 · -43.8%
• By 2100: 10,629 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Russell

• 2024 margin: Solid R (+67.5) · D 16.1% · R 83.6%
• 2008→2024 swing: -54.8pp toward R · 2008: -12.7pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+63.5 2016: R+58.9 2012: R+37.0 2008: R+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.71%
• Current HPI: 184.8412
• 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

-17.8% since first listed

5 events — show timeline

• 2025-09-04 Relisted — SWVAR
• 2025-08-27 Contingent — SWVAR
• 2025-06-02 Price Changed $115,000 SWVAR
• 2025-04-15 Price Changed $134,900 SWVAR
• 2024-05-25 Listed $139,900 SWVAR

Property tax history

-1.0%/yr

Latest (2024): $337 · +0.0% YoY. Source: county tax records.