100 Harrison St · Gretna, VA 24557

$80,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 119 Days on market

Built 1993 Fair condition 0.54 ac lot $97/sqft · 53% below area

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +6.6/10.0
• Appreciation +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Sold - for comps only. Three bedroom, one bath, living room and eat-in kitchen on nice lot close to grocery store and shopping.

Key facts

• 0.54 acre lot
• Built 1993
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.8% 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.
• Zoned schools: Gretna Elementary (math 72% / reading 80%, grade A, #202 of 1,108 statewide, top 19%, 460 students, 83% FRL); Gretna Middle (math 47% / reading 72%, grade B, #160 of 342 statewide, top 48%, 397 students, 81% FRL); Gretna High (math 57% / reading 67%, grade B-, #231 of 319 statewide, top 75%, 535 students, 80% FRL) — zoned schools average 81% FRL vs 47% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; lower-income renter base — watch delinquency; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.23% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $168,528
• List price: $80,000
• Delta: -52.53%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Chaney Ln	0.49mi	2/1.0 (-1)	775 (-6%)	1mo	$52,000	$67	61
105 N Franklin Blvd	0.58mi	2/1.5 (-1)	798 (-4%)	8mo	$135,000	$169	53
407 Chaney Ln Ln	0.65mi	3/1.0	774 (-6%)	23mo	$165,000	$213	40
117 Hollyberry Dr	1.02mi	2/1.0 (-1)	912 (+10%)	5mo	$165,000	$181	39
313 Payne St	0.36mi	3/1.0	960 (+16%)	24mo	$170,693	$178	39
817 Music St	1.08mi	2/1.0 (-1)	725 (-12%)	9mo	$103,000	$142	31

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: 19.0%
• Equity multiple: 2.02×
• Total profit: $22,840
• Equity at exit: $31,188

10-year hold

• IRR: 21.2%
• Equity multiple: 3.78×
• Total profit: $62,314
• Equity at exit: $44,632

Cash invested: $22,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24557

• Home prices YoY: 1.2%
• Active inventory: 107
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $278

Break-even live

Break-even rent $631

Max offer price $80,000

Occupancy floor 67%

Sensitivity live

Price	-10% $323	-5% $301	+0% $278	+5% $256	+10% $233
Rent	-10% $201	-5% $239	+0% $278	+5% $317	+10% $356
Rate	-1.0pp $318	-0.5pp $299	base $278	+0.5pp $257	+1.0pp $236

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyApproximately 828 above-grade finished area
• Construction: Vinyl siding
• Exterior features: Front porchComposition roof

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: VinylCarpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heatingHeat pump
• Interior features: Vinyl and carpet flooringCrawl space basement

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 119 DOM
2. 2026-08-07
   days on market $80,000 Active 118 DOM
3. 2026-08-06
   days on market $80,000 Active 117 DOM
4. 2026-08-05
   days on market $80,000 Active 116 DOM
5. 2026-08-04
   days on market $80,000 Active 115 DOM
6. 2026-08-03
   days on market $80,000 Active 114 DOM
7. 2026-07-31
   days on market $80,000 Active 111 DOM
8. 2026-07-30
   days on market $80,000 Active 110 DOM
9. 2026-07-29
   days on market $80,000 Active 109 DOM
10. 2026-07-27
    days on market $80,000 Active 107 DOM
11. 2026-07-25
    days on market $80,000 Active 105 DOM
12. 2026-07-24
    days on market $80,000 Active 104 DOM
13. 2026-07-23
    days on market $80,000 Active 103 DOM
14. 2026-07-22
    days on market $80,000 Active 102 DOM
15. 2026-07-21
    days on market $80,000 Active 101 DOM
16. 2026-07-18
    days on market $80,000 Active 98 DOM
17. 2026-07-16
    days on market $80,000 Active 96 DOM
18. 2026-07-16
    days on market $80,000 Active 95 DOM
19. 2026-07-14
    days on market $80,000 Active 94 DOM
20. 2026-07-13
    days on market $80,000 Active 93 DOM
21. 2026-07-12
    days on market $80,000 Active 92 DOM
22. 2026-07-11
    days on market $80,000 Active 91 DOM
23. 2026-07-10
    days on market $80,000 Active 90 DOM
24. 2026-07-09
    days on market $80,000 Active 89 DOM
25. 2026-07-08
    days on market $80,000 Active 88 DOM
26. 2026-07-07
    days on market $80,000 Active 87 DOM
27. 2026-07-06
    days on market $80,000 Active 86 DOM
28. 2026-07-05
    days on market $80,000 Active 85 DOM
29. 2026-07-04
    days on market $80,000 Active 84 DOM
30. 2026-07-03
    days on market $80,000 Active 83 DOM
31. 2026-07-02
    days on market $80,000 Active 82 DOM
32. 2026-07-01
    price $80,000 Active 81 DOM
33. 2026-07-01
    days on market $100,000 Active 81 DOM
34. 2026-06-30
    days on market $100,000 Active 80 DOM
35. 2026-06-29
    days on market $100,000 Active 79 DOM
36. 2026-06-28
    days on market $100,000 Active 78 DOM
37. 2026-06-28
    days on market $100,000 Active 77 DOM
38. 2026-06-27
    days on market $100,000 Active 76 DOM
39. 2026-06-26
    days on market $100,000 Active 75 DOM
40. 2026-06-22
    days on market $100,000 Active 72 DOM
41. 2026-06-21
    days on market $100,000 Active 71 DOM
42. 2026-06-19
    days on market $100,000 Active 69 DOM
43. 2026-06-18
    days on market $100,000 Active 68 DOM
44. 2026-06-17
    days on market $100,000 Active 67 DOM
45. 2026-06-16
    days on market $100,000 Active 66 DOM
46. 2026-06-15
    days on market $100,000 Active 65 DOM
47. 2026-06-14
    days on market $100,000 Active 63 DOM
48. 2026-06-13
    days on market $100,000 Active 62 DOM
49. 2026-06-10
    days on market $100,000 Active 60 DOM
50. 2026-06-09
    days on market $100,000 Active 59 DOM

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$111/yr (+$9/mo · 20.4%)

ⓘ 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 1/10 Low
• 🌡 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: $11,794
• − Mortgage interest: −$4,481
• − Property taxes: −$545
• − Insurance: −$400
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,327
• Taxable income: $2,154
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $2,821/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $20,700–$37,260 screening

This single-family home requires significant exterior and interior repairs and updates to improve its condition and value. Investors can expect a moderate level of renovation to bring it up to current standards.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior siding visible in photos
• Major Other — No other components visible in photos

Repairs flagged

• Major siding — Significant wear and tear, peeling paint, and missing panels.
• Major exterior paint — Chipped and uneven paint, especially around the roofline.
• Major landscaping — Overgrown vegetation and unkempt appearance.
• Major kitchen cabinets — Older cabinets with visible wear and tear.
• Major bathroom fixtures — Old-style fixtures and dated design.

Value-add opportunities

• Both New siding and paint — Enhances curb appeal and interior aesthetics, attracting both buyers and renters. ↑
• Both Modern kitchen cabinets and countertops — Updates the kitchen and improves functionality, making it more appealing to a broader audience. ↑
• Both Modern bathroom fixtures and backsplash — Updates the bathroom and improves functionality, making it more appealing to a broader audience. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Gretna Elementary A VA #202/1,108 Nat'l #1,966/41,679 Middle Gretna Middle B VA #160/342 Nat'l #1,836/14,009 High Gretna High B- VA #231/319 Nat'l #3,220/17,239

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

B Composite livability gradescore 74/100

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
• County: Pittsylvania · 58,725 people
• Population (ZIP): 7,832
• Household income: $44,948
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyApproximately 828 above-grade finished area
• Construction: Vinyl siding
• Exterior features: Front porchComposition roof

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: VinylCarpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heatingHeat pump
• Interior features: Vinyl and carpet flooringCrawl space basement

Price history

+255.6% since first listed

21 events — show timeline

• 2026-07-01 Price Changed $80,000 DRRAR
• 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

+6.3%/yr

Latest (2026): $545 · +10.7% YoY. Source: county tax records.