159 Johnson St · Jonesville, VA 24263

$79,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily · 237 Days on market

Built 1969 9,583 sqft lot $63/sqft · 43% below area Est $138k · 43% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.5/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Jonesville, VA, this 4-bedroom, 2 bath investment property offers incredible potential and convenience. Just minutes from local schools, grocery stores, and other amenities, this home sits on a nice flat yard—perfect for easy maintenance or outdoor enjoyment. With a little Tlc , this property could truly shine and become a wonderful residence or rental opportunity. Metal roof less than 5 years old!! Whether you're looking to add to your investment portfolio or find a starter project, this one has great possibilities. Buyers and buyers agents to verify all information. Subject to errors and omissions.

Key facts

• Updating potential
• Grocery stores
• Outdoor enjoyment

Tags

• FLAT YARD
• LOCAL SCHOOLS
• GROCERY STORES
• OUTDOOR ENJOYMENT
• UPDATING POTENTIAL
• RENTAL OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#397 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools B+; Watch: amenities F, commute F, employment F.
• Lee County Public School District (rural): math 53% / reading 69% proficiency, ranked #62 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 48 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($546 loan paydown + $5k appreciation (7.0% local appreciation)).
• Lee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $138,000
• List price: $79,000
• Delta: -42.75%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Holmes St	0.17mi	3/1.0 (-1)	1,238 (-1%)	12mo	$185,000	$149	72
123 Randolph Ave	0.15mi	3/1.0 (-1)	1,120 (-10%)	4mo	$102,500	$92	63
147 Third St	0.12mi	3/1.0 (-1)	1,080 (-14%)	3mo	$138,000	$128	61
140 Moody Dr	0.35mi	3/1.0 (-1)	1,248 (0%)	18mo	$132,000	$106	59
380 Richmond St	0.29mi	4/1.0	1,408 (+13%)	20mo	$165,000	$117	44
115 Pauley Street St	0.47mi	3/2.0 (-1)	1,386 (+11%)	19mo	$170,000	$123	38

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

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 3.30×
• Total profit: $50,950
• Equity at exit: $54,507

10-year hold

• IRR: 30.9%
• Equity multiple: 6.90×
• Total profit: $130,517
• Equity at exit: $103,325

Cash invested: $22,120 (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 24263

• Home prices YoY: 3.3%
• Active inventory: 48
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $370

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 63%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,000 Active 237 DOM
2. 2026-06-17
   days on market $79,000 Active 236 DOM
3. 2026-06-16
   days on market $79,000 Active 235 DOM
4. 2026-06-15
   days on market $79,000 Active 234 DOM
5. 2026-06-15
   days on market $79,000 Active 233 DOM
6. 2026-06-13
   days on market $79,000 Active 232 DOM
7. 2026-06-12
   days on market $79,000 Active 231 DOM
8. 2026-06-09
   days on market $79,000 Active 228 DOM
9. 2026-06-08
   days on market $79,000 Active 227 DOM
10. 2026-06-08
    days on market $79,000 Active 226 DOM
11. 2026-06-07
    days on market $79,000 Active 225 DOM
12. 2026-06-03
    days on market $79,000 Active 222 DOM
13. 2026-06-02
    days on market $79,000 Active 221 DOM
14. 2026-06-01
    days on market $79,000 Active 220 DOM
15. 2026-05-31
    days on market $79,000 Active 219 DOM
16. 2025-10-24
    listed $79,000 Active 637-char remark

    Show marketing remark (637 chars)

    Located in the heart of Jonesville, VA, this 4-bedroom, 2 bath investment property offers incredible potential and convenience. Just minutes from local schools, grocery stores, and other amenities, this home sits on a nice flat yard—perfect for easy maintenance or outdoor enjoyment. With a little Tlc , this property could truly shine and become a wonderful residence or rental opportunity. Metal roof less than 5 years old!! Whether you're looking to add to your investment portfolio or find a starter project, this one has great possibilities. Buyers and buyers agents to verify all information. Subject to errors and omissions.

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

Taxation est. · year 1

• Rental income: $13,914
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,298
• Taxable income: $3,384
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,628/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: Lee County Public School District
• NCES district ID: 5102190
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $31,356
• Composite: 50.06/100
• National rank: #1913
• State rank: #62 of 131 in VA

Livability — Jonesville

• Score: 62/100
• State rank: #397
• US rank: #16359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesville, VA
• Population (ZIP): 5,661

Population outlook (Lee County) Hauer SSP2

• Today (2025): 22,861 people
• By 2030: 21,701 · -5.1%
• By 2040: 19,188 · -16.1%
• By 2050: 16,619 · -27.3%
• By 2075: 11,795 · -48.4%
• By 2100: 8,290 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+72.0) · D 13.8% · R 85.8%
• 2008→2024 swing: -43.8pp toward R · 2008: -28.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.1 2016: R+63.2 2012: R+44.4 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.95%
• Current HPI: 218.0947
• 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

1 event — show timeline

• 2025-10-24 Listed $79,000 TVRMLS

Property tax history

+1.8%/yr

Latest (2025): $106 · +5.7% YoY. Source: county tax records.