8380 Berrybrook Dr · Lafayette, VA 24153

$50,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 7 Days on market

Built 1983 12 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Auction Property: List price may not reflect final sales price. List price is starting bid on the property and is non-reflective of value. Auction Ends July 15th at 4PM. Check out this 3 bed, 1.5 bath, 1,200 sq ft home for sale. This home offers plenty of potential with a new shingle roof, full drive-under basement, large workshop, and covered front porch. This fixer-upper makes for a great opportunity for someone looking to add their own updates and improvements. There is private well and septic that serve the home. The property consists of +/- 11.69 acres and is all wooded, providing a private and secluded setting. Located on a state-maintained road, the land offers easy access while still maintaining a quiet, country feel. Located near Salem, VA, the property is within a short drive of I-81, shopping, restaurants, schools, and other everyday amenities. The location also provides easy access to Roanoke and the surrounding Blue Ridge Mountain region.

Key facts

• Covered front porch
• Private well
• Private septic

Tags

• NEW SHINGLE ROOF
• FULL DRIVE-UNDER BASEMENT
• LARGE WORKSHOP
• COVERED FRONT PORCH
• PRIVATE WELL
• PRIVATE SEPTIC

Property features AI

Finance

• Other: Parcel number 041.00-02-15.00-0000; Annual tax amount reported
• Financial info: Listed price: $50,000

Exterior

• Utilities: Electric heat pump
• Home design: Residential property; Built in 1983
• Construction: Built in 1983
• Exterior features: Approximately 11.69 acres

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Heat pump (electric) for heating; Heat pump (electric) for cooling
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 36/100 on livability (#590 in VA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Roanoke County Public School District (suburban): math 71% / reading 78% proficiency, ranked #9 of 131 in VA (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Glenvar Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 347 students, 41% FRL); Glenvar Middle (math 70% / reading 76%, grade A, #58 of 342 statewide, top 17%, 430 students, 35% FRL); Glenvar High (math 87% / reading 92%, grade A+, #8 of 319 statewide, top 3%, 627 students, 32% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 271 active listings in the ZIP; 360 units permitted in Roanoke County in 2024 (228 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Roanoke County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

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

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

Recommended offer $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.54% ✓
• Cap rate: 31.51%
• Cash-on-cash: 90.07%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 94.1%
• Equity multiple: 5.59×
• Total profit: $64,308
• Equity at exit: $7,455

10-year hold

• IRR: 97.5%
• Equity multiple: 12.86×
• Total profit: $166,094
• Equity at exit: $4,323

Cash invested: $14,000 (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 24153

• Rents YoY: 6.0%
• Active inventory: 271
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $1,051

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 36%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $50,000 Active 7 DOM
2. 2026-06-17
   days on market $50,000 Active 6 DOM
3. 2026-06-16
   days on market $50,000 Active 5 DOM
4. 2026-06-15
   days on market $50,000 Active 4 DOM
5. 2026-06-14
   days on market $50,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $50,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,210
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$1,455
• Taxable income: $12,561
• Est. tax owed @ 24.0%: −$3,015
• After-tax cash flow: $9,595/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: Roanoke County Public School District
• NCES district ID: 5103330
• Math proficiency: 71% ▼ -19.00%
• Reading proficiency: 78% ▼ -6.00%
• Median HH income: $60,526
• Composite: 64.08/100
• National rank: #578
• State rank: #9 of 131 in VA

Livability — Lafayette

• Score: 36/100
• State rank: #590
• US rank: #27673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Salem City · 38,914 people
• Metro: Roanoke, VA
• Population (ZIP): 38,914
• Household income: $74,260
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 1115.0

Population outlook (Roanoke County) Hauer SSP2

• Today (2025): 98,162 people
• By 2030: 99,793 · +1.7%
• By 2040: 101,965 · +3.9%
• By 2050: 103,328 · +5.3%
• By 2075: 108,641 · +10.7%
• By 2100: 104,845 · +6.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Roanoke

• 2024 margin: Strong R (+22.5) · D 38.2% · R 60.7% · Other 1.1%
• 2008→2024 swing: -1.4pp toward R · 2008: -21.1pp · 2024: -22.5pp
• All cycles: 2024: R+22.5 2020: R+21.8 2016: R+28.1 2012: R+25.6 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.46%
• Current HPI: 170.8986
• Rent YoY: ▲ 5.98%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-11 Listed — SWVAR
• 2026-06-11 Listed $50,000 MLSRV
• 2026-06-11 Listed $50,000 NRVMLS

Property tax history

+4.4%/yr

Latest (2025): $2,541 · +10.5% YoY. Source: county tax records.