120 Roselawn Hts · Martinsville, VA 24112

$87,400

3 bd · 2.0 ba · 720 sqft · Other public records · 124 Days on market

Built 1951 4,051 sqft lot $121/sqft · 14% below area Est $127k · 31% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you searching for your next investment, this property checks the boxes. Conveniently located near town amenities, shopping, dining, and major routes, it offers everyday practicality along with excellent rental, resale, or value-add potential. Whether you're looking to expand your portfolio, secure a long-term rental, or renovate and build equity, the location alone makes this a solid opportunity. This property can be sold separately or as part of a larger investment portfolio package. Lot size/square footage information is estimated. Buyer/Buyer's agent to verify all legal/property information.

Key facts

• 4,051 sq ft lot
• Built 1951
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $87k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.9% in Martinsville — 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 70/100 on livability (#231 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: amenities F, commute F, employment D-.
• Martinsville City Public School District (town): math 29% / reading 53% proficiency, ranked #122 of 131 in VA (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 258 active listings in the ZIP; 5 units permitted in Martinsville city in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $604 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Martinsville County population projected at -14% 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11177% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1951 — 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: 1.16% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $127,050
• List price: $87,400
• Delta: -31.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,228
• Equity at exit: $13,032

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $25,120
• Equity at exit: $7,557

Cash invested: $24,472 (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 24112

• Active inventory: 258
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$458
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $274

Break-even live

Break-even rent $671

Max offer price $87,400

Occupancy floor 68%

Sensitivity live

Price	-10% $323	-5% $298	+0% $274	+5% $249	+10% $224
Rent	-10% $193	-5% $233	+0% $274	+5% $314	+10% $354
Rate	-1.0pp $318	-0.5pp $296	base $274	+0.5pp $251	+1.0pp $228

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: $21,850
• Closing costs: $2,622
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $87,400 Active 124 DOM
2. 2026-06-19
   days on market $87,400 Active 122 DOM
3. 2026-06-18
   days on market $87,400 Active 121 DOM
4. 2026-06-17
   days on market $87,400 Active 120 DOM
5. 2026-06-16
   days on market $87,400 Active 119 DOM
6. 2026-06-15
   days on market $87,400 Active 118 DOM
7. 2026-06-14
   days on market $87,400 Active 116 DOM
8. 2026-06-12
   days on market $87,400 Active 115 DOM
9. 2026-06-09
   days on market $87,400 Active 112 DOM
10. 2026-06-08
    days on market $87,400 Active 111 DOM
11. 2026-06-07
    days on market $87,400 Active 110 DOM
12. 2026-06-02
    days on market $87,400 Active 105 DOM
13. 2026-06-01
    days on market $87,400 Active 104 DOM
14. 2026-05-31
    days on market $87,400 Active 103 DOM
15. 2026-05-30
    days on market $87,400 Active 102 DOM
16. 2026-05-19
    listed $775
17. 2026-05-19
    historical $775
18. 2026-05-05
    price $775
19. 2026-04-24
    price $825
20. 2026-04-14
    price $850
21. 2026-04-02
    price $895
22. 2026-03-25
    listed $950
23. 2026-03-06
    price $87,400 605-char remark

    Show marketing remark (605 chars)

    Are you searching for your next investment, this property checks the boxes. Conveniently located near town amenities, shopping, dining, and major routes, it offers everyday practicality along with excellent rental, resale, or value-add potential. Whether you're looking to expand your portfolio, secure a long-term rental, or renovate and build equity, the location alone makes this a solid opportunity. This property can be sold separately or as part of a larger investment portfolio package. Lot size/square footage information is estimated. Buyer/Buyer's agent to verify all legal/property information.

24. 2026-02-17
    listed $89,900 Active 605-char remark

    Show marketing remark (605 chars)

    Are you searching for your next investment, this property checks the boxes. Conveniently located near town amenities, shopping, dining, and major routes, it offers everyday practicality along with excellent rental, resale, or value-add potential. Whether you're looking to expand your portfolio, secure a long-term rental, or renovate and build equity, the location alone makes this a solid opportunity. This property can be sold separately or as part of a larger investment portfolio package. Lot size/square footage information is estimated. Buyer/Buyer's agent to verify all legal/property information.

25. 2024-04-04
    soldstatus $260,000
26. 2001-05-31
    soldstatus $27,500

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$297/yr (+$25/mo · 70.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $12,201
• − Mortgage interest: −$4,896
• − Property taxes: −$420
• − Insurance: −$437
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,543
• Taxable income: $1,954
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,813/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: Martinsville City Public School District
• NCES district ID: 5102400
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 53% ▼ -14.00%
• Median HH income: $31,215
• Composite: 33.43/100
• National rank: #5467
• State rank: #122 of 131 in VA

Livability — Martinsville

• Score: 70/100
• State rank: #231
• US rank: #7826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinsville, VA
• County: Martinsville City · 31,028 people
• City population: 31,028
• Metro: Martinsville, VA
• Population (ZIP): 31,028
• Household income: $48,770
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 888.0

Population outlook (Martinsville County) Hauer SSP2

• Today (2025): 13,026 people
• By 2030: 12,673 · -2.7%
• By 2040: 11,933 · -8.4%
• By 2050: 11,136 · -14.5%
• By 2075: 9,886 · -24.1%
• By 2100: 8,334 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Martinsville

• 2024 margin: Strong D (+22.6) · D 60.7% · R 38.1% · Other 1.2%
• 2008→2024 swing: -5.4pp toward R · 2008: 28.0pp · 2024: 22.6pp
• All cycles: 2024: D+22.6 2020: D+26.6 2016: D+23.5 2012: D+24.6 2008: D+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.37%
• Current HPI: 172.4393
• Rent YoY: —
• Metro: Martinsville, 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

+217.8% since first listed

11 events — show timeline

• 2026-05-19 Listed for Rent $775 SHOWMOJO
• 2026-05-19 Rental Removed $775 MLSRV
• 2026-05-05 Price Changed $775 MLSRV
• 2026-04-24 Price Changed $825 MLSRV
• 2026-04-14 Price Changed $850 MLSRV
• 2026-04-02 Price Changed $895 MLSRV
• 2026-03-25 Listed for Rent $950 MLSRV
• 2026-03-06 Price Changed $87,400 MHPCAR
• 2026-02-17 Listed $89,900 MHPCAR
• 2024-04-04 Sold (Public Records) $260,000 Public Records
• 2001-05-31 Sold (Public Records) $27,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $420 · +15.8% YoY. Source: county tax records.