100 Harrison St · Gretna, VA 24557

$100,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 69 Days on market

Built 1993 0.54 ac lot $121/sqft · 42% below area Est $171k · 42% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +6.0/10.0
• Schools +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling All Investors! Welcome to the cottage on Harrison St! This 3BD/1BA home awaits your personal touch! Don't Delay! Call your Favorite Realtor Today!!! The accuracy of the listing information for this property, regardless of source, is deemed reliable but not guaranteed and must be verified by the buyers.

Key facts

• 0.54 acre lot
• Built 1993
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (6.3% below list).
• Recommended offer: $94k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.5% in Gretna — 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 (#157 in VA, #4,927 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 81 active listings in the ZIP; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (1.9% local appreciation)).
• Pittsylvania County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $84k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $93,705 (6.3% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (median comp): $171,351
• List price: $100,000
• Delta: -41.64%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Franklin Blvd	0.58mi	2/1.5 (-1)	798 (-4%)	6mo	$135,000	$169	54
407 Chaney Ln Ln	0.65mi	3/1.0	774 (-6%)	21mo	$165,000	$213	41
208 Washington St	0.65mi	2/1.5 (-1)	950 (+15%)	23mo	$179,900	$189	19

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

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.53×
• Total profit: $14,870
• Equity at exit: $38,985

10-year hold

• IRR: 13.0%
• Equity multiple: 2.73×
• Total profit: $48,327
• Equity at exit: $55,790

Cash invested: $28,000 (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 24557

• Home prices YoY: 1.2%
• Active inventory: 81
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $133

Break-even live

Break-even rent $768

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $190	-5% $161	+0% $133	+5% $105	+10% $77
Rent	-10% $59	-5% $96	+0% $133	+5% $170	+10% $207
Rate	-1.0pp $184	-0.5pp $159	base $133	+0.5pp $107	+1.0pp $81

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $100,000 Active 69 DOM
2. 2026-06-18
   days on market $100,000 Active 68 DOM
3. 2026-06-17
   days on market $100,000 Active 67 DOM
4. 2026-06-16
   days on market $100,000 Active 66 DOM
5. 2026-06-15
   days on market $100,000 Active 65 DOM
6. 2026-06-14
   days on market $100,000 Active 63 DOM
7. 2026-06-13
   days on market $100,000 Active 62 DOM
8. 2026-06-10
   days on market $100,000 Active 60 DOM
9. 2026-06-09
   days on market $100,000 Active 59 DOM
10. 2026-06-08
    days on market $100,000 Active 58 DOM
11. 2026-06-07
    days on market $100,000 Active 57 DOM
12. 2026-06-03
    days on market $100,000 Active 53 DOM
13. 2026-06-02
    days on market $100,000 Active 52 DOM
14. 2026-06-01
    days on market $100,000 Active 51 DOM
15. 2026-05-31
    days on market $100,000 Active 50 DOM
16. 2026-05-30
    days on market $100,000 Active 49 DOM
17. 2026-04-11
    listed $100,000 Active 311-char remark

    Show marketing remark (311 chars)

    Calling All Investors! Welcome to the cottage on Harrison St! This 3BD/1BA home awaits your personal touch! Don't Delay! Call your Favorite Realtor Today!!! The accuracy of the listing information for this property, regardless of source, is deemed reliable but not guaranteed and must be verified by the buyers.

18. 2026-02-12
    soldstatus $84,059
19. 2025-10-27
    price $90,000
20. 2025-10-09
    price $93,000
21. 2025-09-27
    status Active
22. 2025-09-17
    historical Active Under Contract
23. 2025-09-10
    price $95,000
24. 2025-08-12
    price $99,000
25. 2025-06-24
    price $105,000
26. 2025-06-18
    price $110,000
27. 2025-06-09
    price $114,000
28. 2025-06-02
    status Active
29. 2025-04-05
    historical Active Under Contract
30. 2025-03-12
    listed $119,000 Active
31. 2022-12-02
    soldstatus $81,000
32. 2022-03-08
    listed $84,000
33. 2022-03-07
    soldstatus $81,000
34. 2022-03-07
    soldstatus $81,000
35. 2021-10-18
    listed $84,000
36. 2003-05-29
    soldstatus $22,500

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$328/yr (+$27/mo · 66.6%)

ⓘ 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 6/10 Major 7 d/yr ≥101°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,245
• − Mortgage interest: −$5,602
• − Property taxes: −$492
• − Insurance: −$500
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,909
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,612/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 of 131 in VA

Livability — Gretna

• Score: 74/100
• State rank: #157
• US rank: #4927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gretna, VA
• Population (ZIP): 7,832

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 20% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 160.7742
• 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

+344.4% since first listed

20 events — show timeline

• 2026-04-11 Listed $100,000 DRRAR
• 2026-02-12 Sold (Public Records) $84,059 Public Records
• 2025-10-27 Price Changed $90,000 DRRAR
• 2025-10-09 Price Changed $93,000 DRRAR
• 2025-09-27 Relisted — DRRAR
• 2025-09-17 Contingent — DRRAR
• 2025-09-10 Price Changed $95,000 DRRAR
• 2025-08-12 Price Changed $99,000 DRRAR
• 2025-06-24 Price Changed $105,000 DRRAR
• 2025-06-18 Price Changed $110,000 DRRAR
• 2025-06-09 Price Changed $114,000 DRRAR
• 2025-06-02 Relisted — DRRAR
• 2025-04-05 Contingent — DRRAR
• 2025-03-12 Listed $119,000 DRRAR
• 2022-12-02 Sold (MLS) $81,000 DRRAR
• 2022-03-08 Listed $84,000 DRRAR
• 2022-03-07 Sold (Public Records) $81,000 Public Records
• 2022-03-07 Sold (MLS) $81,000 LMLS
• 2021-10-18 Listed $84,000 LMLS
• 2003-05-29 Sold (Public Records) $22,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $492 · +0.0% YoY. Source: county tax records.