137 Lagrange St · Pulaski, VA 24301

$124,900

2 bd · 1.0 ba · 952 sqft · SingleFamily · 85 Days on market

Built 1900 6,970 sqft lot $131/sqft · 26% above area Est $99k · 26% over

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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 +25.2/30.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2-bedroom home featuring a charming rocking-chair front porch and an enclosed rear porch overlooking a flat yard with a large play set. Move-in ready and priced to sell! Call with any questions or to schedule your private showing today.

Key facts

• 6,970 sq ft lot
• Built 1900
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.5% in Pulaski — 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 67/100 on livability (#297 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pulaski County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $125k implies a 594% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (median comp): $99,355
• List price: $124,900
• Delta: 25.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 State Aly	0.19mi	3/2.0 (+1)	1,000 (+5%)	1mo	$199,000	$199	73
127 State	0.19mi	3/2.0 (+1)	1,000 (+5%)	1mo	$190,000	$190	73
40 2nd St SE	0.37mi	2/1.0	892 (-6%)	9mo	$38,000	$43	65
202 Pierce Ave	0.58mi	2/1.0	956 (+0%)	9mo	$55,000	$58	65
225 Altoona Rd	0.36mi	2/1.0	895 (-6%)	14mo	$163,000	$182	61
138 Pierce Ave	0.56mi	3/2.0 (+1)	1,000 (+5%)	2mo	$199,000	$199	55
502 Dora Hwy	0.65mi	2/1.0	1,040 (+9%)	3mo	$68,000	$65	52
413 Draper Ave	0.62mi	2/1.0	858 (-10%)	4mo	$138,000	$161	52
312 Lexington Ave	0.39mi	2/1.0	1,072 (+13%)	14mo	$129,900	$121	50
538 Graham St	0.74mi	2/1.0	1,040 (+9%)	4mo	$169,000	$163	46
422 S Madison Ave	0.48mi	3/2.0 (+1)	1,020 (+7%)	13mo	$199,900	$196	46
125 Fayette St	0.62mi	3/1.0 (+1)	1,036 (+9%)	12mo	$145,000	$140	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,580
• Equity at exit: $18,623

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $20,328
• Equity at exit: $10,799

Cash invested: $34,972 (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 24301

• Active inventory: 114
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $278

Break-even live

Break-even rent $931

Max offer price $124,900

Occupancy floor 73%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 1st St NE Pulaski, VA	1.0	1.0–1.5	696	$1,225	$1.76	43d	4	0.41mi
500 Pico Ter Pulaski, VA	3.0	1.0–2.0	882	$1,390	$1.58	43d	11	0.95mi

Listing history 19 events

1. 2026-06-19
   days on market $124,900 Active 85 DOM
2. 2026-06-18
   days on market $124,900 Active 84 DOM
3. 2026-06-17
   days on market $124,900 Active 83 DOM
4. 2026-06-16
   days on market $124,900 Active 82 DOM
5. 2026-06-15
   days on market $124,900 Active 81 DOM
6. 2026-06-14
   days on market $124,900 Active 79 DOM
7. 2026-06-13
   days on market $124,900 Active 78 DOM
8. 2026-06-10
   days on market $124,900 Active 76 DOM
9. 2026-06-09
   days on market $124,900 Active 75 DOM
10. 2026-06-08
    days on market $124,900 Active 74 DOM
11. 2026-06-07
    days on market $124,900 Active 73 DOM
12. 2026-06-05
    days on market $124,900 Active 70 DOM
13. 2026-06-02
    days on market $124,900 Active 68 DOM
14. 2026-06-01
    days on market $124,900 Active 67 DOM
15. 2026-05-31
    days on market $124,900 Active 66 DOM
16. 2026-05-30
    days on market $124,900 Active 65 DOM
17. 2026-05-19
    price $124,900 244-char remark

    Show marketing remark (244 chars)

    Updated 2-bedroom home featuring a charming rocking-chair front porch and an enclosed rear porch overlooking a flat yard with a large play set. Move-in ready and priced to sell! Call with any questions or to schedule your private showing today.

18. 2026-03-27
    listed $139,900 Active 244-char remark

    Show marketing remark (244 chars)

    Updated 2-bedroom home featuring a charming rocking-chair front porch and an enclosed rear porch overlooking a flat yard with a large play set. Move-in ready and priced to sell! Call with any questions or to schedule your private showing today.

19. 2005-01-27
    soldstatus $18,000

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$682/yr (+$57/mo · 199.6%)

ⓘ 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 8 d/yr ≥93°F today · 24 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: $15,398
• − Mortgage interest: −$6,996
• − Property taxes: −$342
• − Insurance: −$624
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,633
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $3,017/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Pulaski

• Score: 67/100
• State rank: #297
• US rank: #10639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, VA
• Population (ZIP): 13,370

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.98%
• Current HPI: 144.6556
• 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

+593.9% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $124,900 NRVMLS
• 2026-03-27 Listed $139,900 NRVMLS
• 2005-01-27 Sold (Public Records) $18,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $342 · +0.0% YoY. Source: county tax records.