80 Green Meadow Ln · Rocky Mount, VA 24151

$121,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 83 Days on market

Built 1976 0.28 ac lot $94/sqft · 25% below area Est $162k · 25% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Level 3 BR, 1 BA close to Downtown Rocky Mount and all Franklin County has to offer! This property is also listed on an auction platform; to submit offers/bids or view details, visit www. homes4purchase.com. All offers are subject to seller approval. USDA property; title conveyed by Quit Claim Deed. Buyer is responsible for all closing costs, including tax stamps and transfer taxes (unless required otherwise by state guidelines), and must independently verify All property information. Property is sold As-Is with no contingencies, warranties, or representations; no repairs, concessions, or utility activation will be provided. Buyers must sign a Hold Harmless Agreement before entering the property.

Key facts

• 0.28 acre lot
• Built 1976
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.8% in Rocky Mount — 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 74/100 on livability (#153 in VA, #4,873 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Rocky Mount Elementary (math 67% / reading 52%, grade B-, #536 of 1,108 statewide, top 51%, 290 students, 76% FRL); Benjamin Franklin Middle (math 64% / reading 72%, grade A-, #94 of 342 statewide, top 28%, 1,397 students, 74% FRL); Franklin County High (math 79% / reading 82%, grade A, #57 of 319 statewide, top 18%, 1,904 students, 74% FRL) — zoned schools average 75% FRL vs 45% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 196 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -11% 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $122k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $114,586 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1976 — 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 A-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: 1.25% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $161,557
• List price: $121,900
• Delta: -24.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Mamie Ave	0.24mi	3/1.0	1,144 (-12%)	0mo	$180,000	$157	69
350 Leanor St	0.49mi	3/2.0	1,276 (-2%)	2mo	$285,400	$224	69
130 Harvey St	0.53mi	2/1.0 (-1)	1,344 (+4%)	22mo	$144,900	$108	46

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,876
• Equity at exit: $18,176

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $44,501
• Equity at exit: $10,540

Cash invested: $34,132 (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 24151

• Home prices YoY: -13.4%
• Active inventory: 196
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$639
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $450

Break-even live

Break-even rent $951

Max offer price $121,900

Occupancy floor 65%

Sensitivity live

Price	-10% $519	-5% $485	+0% $450	+5% $416	+10% $381
Rent	-10% $330	-5% $390	+0% $450	+5% $510	+10% $570
Rate	-1.0pp $511	-0.5pp $481	base $450	+0.5pp $418	+1.0pp $386

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Hunters Valley Ln Rocky Mount, VA	2.0	2.5	1269	$1,850	$1.46	15d	1	0.68mi

Listing history 18 events

1. 2026-06-21
   days on market $121,900 Active 83 DOM
2. 2026-06-18
   days on market $121,900 Active 80 DOM
3. 2026-06-17
   days on market $121,900 Active 79 DOM
4. 2026-06-16
   days on market $121,900 Active 78 DOM
5. 2026-06-15
   days on market $121,900 Active 77 DOM
6. 2026-06-14
   days on market $121,900 Active 75 DOM
7. 2026-06-13
   days on market $121,900 Active 74 DOM
8. 2026-06-10
   days on market $121,900 Active 72 DOM
9. 2026-06-09
   days on market $121,900 Active 71 DOM
10. 2026-06-08
    days on market $121,900 Active 70 DOM
11. 2026-06-07
    days on market $121,900 Active 69 DOM
12. 2026-06-02
    days on market $121,900 Active 64 DOM
13. 2026-06-01
    days on market $121,900 Active 63 DOM
14. 2026-05-31
    days on market $121,900 Active 62 DOM
15. 2026-05-30
    pricedays on market $121,900 Active 61 DOM
16. 2026-04-29
    price $128,345 710-char remark

    Show marketing remark (710 chars)

    One Level 3 BR, 1 BA close to Downtown Rocky Mount and all Franklin County has to offer! This property is also listed on an auction platform; to submit offers/bids or view details, visit www. homes4purchase.com. All offers are subject to seller approval. USDA property; title conveyed by Quit Claim Deed. Buyer is responsible for all closing costs, including tax stamps and transfer taxes (unless required otherwise by state guidelines), and must independently verify All property information. Property is sold As-Is with no contingencies, warranties, or representations; no repairs, concessions, or utility activation will be provided. Buyers must sign a Hold Harmless Agreement before entering the property.

17. 2026-03-30
    listed $135,100 Active 710-char remark

    Show marketing remark (710 chars)

    One Level 3 BR, 1 BA close to Downtown Rocky Mount and all Franklin County has to offer! This property is also listed on an auction platform; to submit offers/bids or view details, visit www. homes4purchase.com. All offers are subject to seller approval. USDA property; title conveyed by Quit Claim Deed. Buyer is responsible for all closing costs, including tax stamps and transfer taxes (unless required otherwise by state guidelines), and must independently verify All property information. Property is sold As-Is with no contingencies, warranties, or representations; no repairs, concessions, or utility activation will be provided. Buyers must sign a Hold Harmless Agreement before entering the property.

18. 2000-09-01
    soldstatus $65,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $1,000 · $83/mo
• Expected delta: +$265/yr (+$22/mo · 36.1%)

ⓘ 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 7 d/yr ≥100°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,247
• − Mortgage interest: −$6,828
• − Property taxes: −$734
• − Insurance: −$610
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,546
• Taxable income: $3,609
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,534/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: Franklin County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Rocky Mount

• Score: 74/100
• State rank: #153
• US rank: #4873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky Mount, VA
• County: Franklin County · 18,154 people
• City population: 18,154
• Metro: Roanoke, VA
• Population (ZIP): 18,154
• Household income: $65,223
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 462.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.83%
• Current HPI: 204.9607
• Rent YoY: —
• 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

+97.5% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $128,345 MLSRV
• 2026-03-30 Listed $135,100 MLSRV
• 2000-09-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $734 · +0.0% YoY. Source: county tax records.