269 Pine St · Fieldale, VA 24089

$10,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 14 Days on market

Built 1754 1.03 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer upper. Home is semi private. Being SOLD AS-IS WHERE-IS. Seller to make no repairs or responsible for any inspections. Buyer agent to verify all info. CASH ONLY! MOTIVATED SELLER Bring all offers

Key facts

• 1.03 acre lot
• Built 1754
• Listed 14 days

Property features AI

Finance

• Other: Approximately 1.03 acre lot

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Located in the Fieldale subdivision
• Construction: Wood siding exterior; Composition roof
• Exterior features: Rolling slope lot

Interior

• Kitchen: No appliances beyond electric water heater listed
• Bedrooms: 5 total rooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil forced-air heating; No cooling
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: No washer/dryer or utility room details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $10k).

Location & tenants

• Location reads 63/100 on livability (#381 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Henry County Public School District (rural): math 45% / reading 69% proficiency, ranked #78 of 131 in VA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9 of equity ($69 loan paydown + $-60 appreciation (-0.6% local appreciation)).
• Henry County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1754 — expect roof / HVAC / electrical / plumbing capex.
• 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 $10,000

Questions for the listing agent

1. Built in 1754 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 8.54% ✓
• Cap rate: 79.74%
• Cash-on-cash: 262.33%
• DSCR: 12.67
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $92,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Tenth St	0.22mi	2/1.0	799 (-0%)	23mo	$92,400	$116	70
171 Pine St	0.13mi	2/1.0	910 (+14%)	23mo	$84,000	$92	52

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

Projected returns pro-forma

-0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.72×
• Total profit: $38,423
• Equity at exit: $2,608

10-year hold

• IRR: —
• Equity multiple: 31.25×
• Total profit: $84,698
• Equity at exit: $2,907

Cash invested: $2,800 (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 24089

• Home prices YoY: -0.5%
• Active inventory: 19
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $854 high
• Mortgage (P&I): −$52
• Tax from tax record: −$6 /mo · $68/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $612

Break-even live

Break-even rent $79

Max offer price $10,000

Occupancy floor 23%

Sensitivity live

Price	-10% $618	-5% $615	+0% $612	+5% $609	+10% $606
Rent	-10% $545	-5% $578	+0% $612	+5% $646	+10% $680
Rate	-1.0pp $617	-0.5pp $615	base $612	+0.5pp $610	+1.0pp $607

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 The Great Rd Fieldale, VA	2.0	2.0	1000	$1,200	$1.20	44d	1	1.06mi
45 Vera Dr Unit 9 Collinsville, VA	2.0	1.0	800	$800	$1.00	44d	1	1.14mi
79 Ridgemont Cir Apt 7 Collinsville, VA	1.0	1.0	750	$825	$1.10	44d	1	1.35mi
79 Ridgemont Cir Unit 3 Collinsville, VA	1.0	1.0	750	$800	$1.07	44d	1	1.35mi
79 Ridgemont Cir Apt 5 Collinsville, VA	1.0	1.0	750	$750	$1.00	44d	1	1.35mi
70 Franks Ct Collinsville, VA	1.0	1.0	600	$687	$1.15	44d	1	1.46mi

Listing history 6 events

1. 2026-06-03
   status $10,000 Pending 14 DOM
2. 2026-06-02
   days on market $10,000 Active 14 DOM
3. 2026-06-01
   days on market $10,000 Active 13 DOM
4. 2026-05-31
   days on market $10,000 Active 12 DOM
5. 2026-05-30
   days on market $10,000 Active 11 DOM
6. 2026-05-19
   listed $28,900 Active

ⓘ 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: $68 · $6/mo
• Projected year-2 tax: $82 · $7/mo
• Expected delta: +$14/yr (+$1/mo · 21.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 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: $10,243
• − Mortgage interest: −$560
• − Property taxes: −$68
• − Insurance: −$50
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$291
• Taxable income: $7,636
• Est. tax owed @ 24.0%: −$1,833
• After-tax cash flow: $5,513/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: Henry County Public School District
• NCES district ID: 5101920
• Math proficiency: 45% ▼ -37.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $34,579
• Composite: 47.02/100
• National rank: #2345
• State rank: #78 of 131 in VA

Livability — Fieldale

• Score: 63/100
• State rank: #381
• US rank: #15400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fieldale, VA
• Population (ZIP): 2,074

Population outlook (Henry County) Hauer SSP2

• Today (2025): 46,903 people
• By 2030: 44,141 · -5.9%
• By 2040: 38,687 · -17.5%
• By 2050: 33,742 · -28.1%
• By 2075: 25,720 · -45.2%
• By 2100: 19,868 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 17% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+32.8) · D 33.3% · R 66.1%
• 2008→2024 swing: -22.4pp toward R · 2008: -10.5pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.1 2016: R+29.2 2012: R+14.7 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.60%
• Current HPI: 122.8354
• 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

1 event — show timeline

• 2026-05-19 Listed $28,900 MHPCAR

Property tax history

-0.2%/yr

Latest (2025): $68 · +0.0% YoY. Source: county tax records.