272 Eagle Rd · Amherst, VA 24521

$113,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 260 Days on market

Built 1968 1.00 ac lot $202/sqft · at area comps Est $117k · at est.

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +8.9/15.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect starter home or next investment! With just a little bit of love this home combined with classic charm, bright-opened concept living, hardware floors and an inviting atmosphere you can turn this into the home you desire. The maintained 2 bedrooms have spacious closets, and the bathroom has beautiful tile with an updated vanity. New metal roof installed in 20222 as well as Plumbing and well pump. Being sold AS IS. Call in for your showing and lock down your new home!

Key facts

• Metal roof
• Spacious closets
• Updated vanity

Tags

• METAL ROOF
• UPDATED VANITY
• SPACIOUS CLOSETS
• BEAUTIFUL TILE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.5% in Amherst — 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 77/100 on livability (#90 in VA, #2,933 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Amherst County Public School District (rural): math 40% / reading 64% proficiency, ranked #94 of 131 in VA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 87 active listings in the ZIP; 228 units permitted in Amherst County in 2024 (108 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Amherst County population projected at -28% 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $42k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1968 — 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: 1.08% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $116,514
• List price: $113,000
• Delta: -3.02%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $26
• Equity at exit: $16,849

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $23,507
• Equity at exit: $9,770

Cash invested: $31,640 (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 24521

• Home prices YoY: -12.0%
• Active inventory: 87
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $289

Break-even live

Break-even rent $856

Max offer price $113,000

Occupancy floor 71%

Sensitivity live

Price	-10% $353	-5% $321	+0% $289	+5% $257	+10% $225
Rent	-10% $192	-5% $240	+0% $289	+5% $337	+10% $385
Rate	-1.0pp $346	-0.5pp $317	base $289	+0.5pp $259	+1.0pp $230

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $113,000 Active 260 DOM
2. 2026-06-18
   days on market $113,000 Active 259 DOM
3. 2026-06-17
   days on market $113,000 Active 258 DOM
4. 2026-06-16
   days on market $113,000 Active 257 DOM
5. 2026-06-15
   days on market $113,000 Active 256 DOM
6. 2026-06-13
   days on market $113,000 Active 253 DOM
7. 2026-06-10
   days on market $113,000 Active 251 DOM
8. 2026-06-09
   days on market $113,000 Active 250 DOM
9. 2026-06-08
   days on market $113,000 Active 249 DOM
10. 2026-06-07
    days on market $113,000 Active 248 DOM
11. 2026-06-05
    days on market $113,000 Active 245 DOM
12. 2026-06-02
    days on market $113,000 Active 243 DOM
13. 2026-06-01
    days on market $113,000 Active 242 DOM
14. 2026-05-31
    days on market $113,000 Active 241 DOM
15. 2026-05-30
    days on market $113,000 Active 240 DOM
16. 2026-05-01
    price $113,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your perfect starter home or next investment! With just a little bit of love this home combined with classic charm, bright-opened concept living, hardware floors and an inviting atmosphere you can turn this into the home you desire. The maintained 2 bedrooms have spacious closets, and the bathroom has beautiful tile with an updated vanity. New metal roof installed in 20222 as well as Plumbing and well pump. Being sold AS IS. Call in for your showing and lock down your new home!

17. 2025-12-24
    price $128,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your perfect starter home or next investment! With just a little bit of love this home combined with classic charm, bright-opened concept living, hardware floors and an inviting atmosphere you can turn this into the home you desire. The maintained 2 bedrooms have spacious closets, and the bathroom has beautiful tile with an updated vanity. New metal roof installed in 20222 as well as Plumbing and well pump. Being sold AS IS. Call in for your showing and lock down your new home!

18. 2025-10-21
    price $135,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your perfect starter home or next investment! With just a little bit of love this home combined with classic charm, bright-opened concept living, hardware floors and an inviting atmosphere you can turn this into the home you desire. The maintained 2 bedrooms have spacious closets, and the bathroom has beautiful tile with an updated vanity. New metal roof installed in 20222 as well as Plumbing and well pump. Being sold AS IS. Call in for your showing and lock down your new home!

19. 2025-10-02
    listed $155,000 Active 493-char remark

    Show marketing remark (493 chars)

    Welcome to your perfect starter home or next investment! With just a little bit of love this home combined with classic charm, bright-opened concept living, hardware floors and an inviting atmosphere you can turn this into the home you desire. The maintained 2 bedrooms have spacious closets, and the bathroom has beautiful tile with an updated vanity. New metal roof installed in 20222 as well as Plumbing and well pump. Being sold AS IS. Call in for your showing and lock down your new home!

20. 2022-05-19
    soldstatus $115,000
21. 2022-05-18
    soldstatus $115,000 Closed 643-char remark

    Show marketing remark (643 chars)

    Affordable housing is extremely difficult to find but here is a prime example; don't delay or you may miss out. Seller recently upgraded many major components such as; new roof, refinished hardwoods, plumbing, well pump, and much more. The kitchen has been completely remolded with new cabinets, counter top and back splash. The living room has a large window allowing natural light to fill the living space and kitchen. There are two bedrooms each having a full closet. Bathroom has been remodeled with new vanity, toilet and corner shower. Call for your showing and lock in a low rate on your new home. Only available for sale, not for rent.

22. 2022-04-03
    historical 643-char remark

    Show marketing remark (643 chars)

    Affordable housing is extremely difficult to find but here is a prime example; don't delay or you may miss out. Seller recently upgraded many major components such as; new roof, refinished hardwoods, plumbing, well pump, and much more. The kitchen has been completely remolded with new cabinets, counter top and back splash. The living room has a large window allowing natural light to fill the living space and kitchen. There are two bedrooms each having a full closet. Bathroom has been remodeled with new vanity, toilet and corner shower. Call for your showing and lock in a low rate on your new home. Only available for sale, not for rent.

23. 2022-02-02
    listed $123,900 643-char remark

    Show marketing remark (643 chars)

    Affordable housing is extremely difficult to find but here is a prime example; don't delay or you may miss out. Seller recently upgraded many major components such as; new roof, refinished hardwoods, plumbing, well pump, and much more. The kitchen has been completely remolded with new cabinets, counter top and back splash. The living room has a large window allowing natural light to fill the living space and kitchen. There are two bedrooms each having a full closet. Bathroom has been remodeled with new vanity, toilet and corner shower. Call for your showing and lock in a low rate on your new home. Only available for sale, not for rent.

24. 2007-08-03
    soldstatus $55,000
25. 2005-09-29
    soldstatus $51,000

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$490/yr (+$41/mo · 112.4%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,653
• − Mortgage interest: −$6,330
• − Property taxes: −$436
• − Insurance: −$565
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,287
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,058/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: Amherst County Public School District
• NCES district ID: 5100210
• Math proficiency: 40% ▼ -42.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $45,945
• Composite: 43.96/100
• National rank: #2900
• State rank: #94 of 131 in VA

Livability — Amherst

• Score: 77/100
• State rank: #90
• US rank: #2933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,101

Population outlook (Amherst County) Hauer SSP2

• Today (2025): 29,790 people
• By 2030: 28,332 · -4.9%
• By 2040: 24,963 · -16.2%
• By 2050: 21,468 · -27.9%
• By 2075: 14,111 · -52.6%
• By 2100: 9,344 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Amherst

• 2024 margin: Solid R (+36.5) · D 31.4% · R 67.9%
• 2008→2024 swing: -20.3pp toward R · 2008: -16.2pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.6 2016: R+30.7 2012: R+19.9 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.30%
• Current HPI: 177.7717
• 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

+121.6% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $113,000 LMLS
• 2025-12-24 Price Changed $128,000 LMLS
• 2025-10-21 Price Changed $135,000 LMLS
• 2025-10-02 Listed $155,000 LMLS
• 2022-05-19 Sold (Public Records) $115,000 Public Records
• 2022-05-18 Sold (MLS) $115,000 LMLS
• 2022-04-03 Delisted — LMLS
• 2022-02-02 Listed $123,900 LMLS
• 2007-08-03 Sold (Public Records) $55,000 Public Records
• 2005-09-29 Sold (Public Records) $51,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $436 · +0.0% YoY. Source: county tax records.