1200 Ruritan Rd · Rocky Mount, VA 24151

$129,777

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 49 Days on market

Built 2005 1.07 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits on this 1.07-acre property featuring a level lot with beautiful, scenic views. This parcel includes both a double wide and a single wide manufactured home, offering plenty of potential for renovation, rental income, or replacement with your dream home. Both residences are in need of repairs, making this an ideal project for investors, builders, or buyers looking to create value. With ample space, a desirable layout, and peaceful surroundings, this property is a rare chance to own a versatile piece of land with endless possibilities. Property sells ''AS IS''.

Key facts

• 1.07 acre lot
• Built 2005
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.7% in Rocky Mount — 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 74/100 on livability (#153 in VA, #4,873 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: amenities F, commute F, employment F.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 193 active listings in the ZIP; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $897 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $125,883 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.11% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $282
• Equity at exit: $19,350

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $27,580
• Equity at exit: $11,221

Cash invested: $36,338 (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 24151

• Home prices YoY: -13.4%
• Active inventory: 193
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $335

Break-even live

Break-even rent $1,010

Max offer price $129,777

Occupancy floor 72%

Sensitivity live

Price	-10% $409	-5% $372	+0% $335	+5% $299	+10% $262
Rent	-10% $222	-5% $279	+0% $335	+5% $392	+10% $449
Rate	-1.0pp $401	-0.5pp $368	base $335	+0.5pp $302	+1.0pp $267

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: $32,444
• Closing costs: $3,893
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   price $129,777 583-char remark

   Show marketing remark (583 chars)

   Opportunity awaits on this 1.07-acre property featuring a level lot with beautiful, scenic views. This parcel includes both a double wide and a single wide manufactured home, offering plenty of potential for renovation, rental income, or replacement with your dream home. Both residences are in need of repairs, making this an ideal project for investors, builders, or buyers looking to create value. With ample space, a desirable layout, and peaceful surroundings, this property is a rare chance to own a versatile piece of land with endless possibilities. Property sells ''AS IS''.

2. 2026-04-10
   listed $139,777 Active 583-char remark

   Show marketing remark (583 chars)

   Opportunity awaits on this 1.07-acre property featuring a level lot with beautiful, scenic views. This parcel includes both a double wide and a single wide manufactured home, offering plenty of potential for renovation, rental income, or replacement with your dream home. Both residences are in need of repairs, making this an ideal project for investors, builders, or buyers looking to create value. With ample space, a desirable layout, and peaceful surroundings, this property is a rare chance to own a versatile piece of land with endless possibilities. Property sells ''AS IS''.

3. 2005-12-16
   soldstatus $115,000 113-char remark

   Show marketing remark (113 chars)

   BRICK FOUNDATION - LARGE LEVEL YARD WITH MOUNTAIN VIEW! CONVEINENT TO TOWN! 6' X 17' FRONT PORCH W/ VINYL RAILING

4. 2005-12-16
   soldstatus $115,000

   Show marketing remark (113 chars)

   BRICK FOUNDATION - LARGE LEVEL YARD WITH MOUNTAIN VIEW! CONVEINENT TO TOWN! 6' X 17' FRONT PORCH W/ VINYL RAILING

5. 2005-05-17
   listed $129,900 113-char remark

   Show marketing remark (113 chars)

   BRICK FOUNDATION - LARGE LEVEL YARD WITH MOUNTAIN VIEW! CONVEINENT TO TOWN! 6' X 17' FRONT PORCH W/ VINYL RAILING

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$307/yr (+$26/mo · 40.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,210
• − Mortgage interest: −$7,270
• − Property taxes: −$758
• − Insurance: −$649
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,775
• Taxable income: $2,005
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $3,542/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: Franklin County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Rocky Mount

• Score: 74/100
• State rank: #153
• US rank: #4873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 18,154 people
• City population: 18,154
• Metro: Roanoke, VA
• Population (ZIP): 18,154
• Household income: $65,223
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 462.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.83%
• Current HPI: 204.9607
• Rent YoY: —
• Metro: Roanoke, 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

-0.1% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $129,777 MLSRV
• 2026-04-10 Listed $139,777 MLSRV
• 2005-12-16 Sold (Public Records) $115,000 Public Records
• 2005-12-16 Sold (MLS) $115,000 MLSRV
• 2005-05-17 Listed $129,900 MLSRV

Property tax history

+4.0%/yr

Latest (2025): $758 · +0.0% YoY. Source: county tax records.