128 Valley St · Pulaski, VA 24301

$107,800

4 bd · 2.0 ba · 1,929 sqft · SingleFamily · 42 Days on market

Built 1900 8,712 sqft lot $56/sqft · 36% below area Est $168k · 36% under ↓ 15% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home in the heart of Pulaski! This home features 4 spacious bedrooms and 2 bathrooms, large kitchen, amazing deck and gazebo, Located near shopping & dining and a short drive to Interstate 81. It’s a well maintained home that needs some TLC. Selling as is.

Key facts

• Near dining
• Near shopping
• Amazing deck

Tags

• LARGE KITCHEN
• AMAZING DECK
• GAZEBO
• NEAR SHOPPING
• NEAR DINING
• SHORT DRIVE TO INTERSTATE 81

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential zoning
• Construction: Aluminum siding; Metal and shingle roof; 1,929 above-grade finished area
• Exterior features: Deck; Porch; Gazebo; Shed(s)

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Electric water heater; Laminate flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• Zoned schools: Critzer Elementary (math 42% / reading 47%, grade F, #827 of 1,108 statewide, top 77%, 402 students, 80% FRL); Pulaski County Middle (math 38% / reading 60%, grade C-, #238 of 342 statewide, top 71%, 807 students, 77% FRL); Pulaski County Senior High (math 63% / reading 70%, grade B, #195 of 319 statewide, top 62%, 1,246 students, 76% FRL) — zoned schools average 78% FRL vs 47% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 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 $745 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $108k implies a 120% 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 $104,566 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $167,586
• List price: $107,800
• Delta: -35.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 SW First St	0.07mi	4/1.0	1,914 (-1%)	2mo	$190,000	$99	90
129 Cliff St	0.16mi	3/2.0 (-1)	1,928 (-0%)	6mo	$200,000	$104	83
422 Pulaski St	0.19mi	4/1.0	1,897 (-2%)	4mo	$30,000	$16	81
224 Lagrange St	0.12mi	4/2.0	1,652 (-14%)	4mo	$200,000	$121	67
336 2nd St SW	0.05mi	4/1.5	2,082 (+8%)	19mo	$228,000	$110	67
309 Henry Ave	0.38mi	3/2.0 (-1)	1,868 (-3%)	8mo	$150,000	$80	66
126 7th St NW	0.68mi	4/2.0	1,905 (-1%)	7mo	$227,600	$119	60
128 Lexington Ave	0.33mi	5/2.0 (+1)	2,180 (+13%)	1mo	$75,000	$34	57
324 Longview Ct	0.74mi	4/2.0	2,000 (+4%)	13mo	$170,000	$85	49
20 7th St NW	0.73mi	3/3.0 (-1)	2,053 (+6%)	4mo	$289,000	$141	43
402 Draper Ave	0.56mi	4/3.0	1,694 (-12%)	17mo	$195,000	$115	36
312 Longview Ct	0.75mi	3/1.0 (-1)	2,138 (+11%)	21mo	$200,000	$94	21

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $12,916
• Equity at exit: $16,073

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $50,287
• Equity at exit: $9,321

Cash invested: $30,184 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$565
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $478

Break-even live

Break-even rent $836

Max offer price $107,800

Occupancy floor 62%

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: $26,950
• Closing costs: $3,234
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $107,800 Active 42 DOM
2. 2026-06-18
   days on market $107,800 Active 41 DOM
3. 2026-06-17
   days on market $107,800 Active 40 DOM
4. 2026-06-16
   days on market $107,800 Active 39 DOM
5. 2026-06-15
   days on market $107,800 Active 38 DOM
6. 2026-06-14
   days on market $107,800 Active 36 DOM
7. 2026-06-13
   days on market $107,800 Active 35 DOM
8. 2026-06-10
   days on market $107,800 Active 33 DOM
9. 2026-06-09
   days on market $107,800 Active 32 DOM
10. 2026-06-08
    days on market $107,800 Active 31 DOM
11. 2026-06-07
    days on market $107,800 Active 30 DOM
12. 2026-06-05
    days on market $107,800 Active 27 DOM
13. 2026-06-02
    days on market $107,800 Active 25 DOM
14. 2026-06-01
    days on market $107,800 Active 24 DOM
15. 2026-05-31
    days on market $107,800 Active 23 DOM
16. 2026-05-30
    days on market $107,800 Active 22 DOM
17. 2026-05-09
    listed $127,800 Active 278-char remark
18. 2026-03-03
    soldstatus $169,500
19. 2015-06-29
    soldstatus $43,500
20. 2008-02-21
    soldstatus $127,500

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $884 · $74/mo
• Expected delta: +$283/yr (+$24/mo · 47.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,284
• − Mortgage interest: −$6,038
• − Property taxes: −$601
• − Insurance: −$539
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,136
• Taxable income: $4,204
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $4,721/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

-15.5% since first listed

7 events — show timeline

• 2026-05-29 Price Changed $107,800 NRVMLS
• 2026-05-20 Price Changed $117,800 NRVMLS
• 2026-05-09 Listed $127,800 NRVMLS
• 2026-05-07 Sold (Public Records) $49,100 Public Records
• 2026-03-03 Sold (Public Records) $169,500 Public Records
• 2015-06-29 Sold (Public Records) $43,500 Public Records
• 2008-02-21 Sold (Public Records) $127,500 Public Records

Property tax history

-1.6%/yr

Latest (2026): $601 · +0.0% YoY. Source: county tax records.