35 Linden Rd · Bassett, VA 24055

$80,000

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 87 Days on market

Built 1940 6,055 sqft lot $80/sqft · 18% below area Est $97k · 18% under ↓ 6% since listing

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Convenient location just on the outskirts of Collinsville, VA, this home offers double pane windows, heatpump and a nice back yard. Enjoy fishing or boating at the nearby Philpott Lake or kayaking in the Smith River. All offers must be submitted by Virginia state licensed agent on PropOffers.com. Property info per assessor. Buyer to verify to their satisfaction. Broken water line behind washing/dryer machines. Age and condition of roof, mechanicals, etc. unknown. Taxes are approx. - yr. 2026 assessment. Offers subject to seller addendum. For financed offers, EMD to be 1% or $100, whichever is greater. CASH offers, EMD 5% or $5000, whichever is greater. All offers subject to OFAC clearance.

Key facts

• 6,055 sq ft lot
• Built 1940
• Listed 87 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $75 ($903/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 $70k (12.5% below list).
• Recommended offer: $70k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.3% in Bassett — 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 64/100 on livability (#348 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities F, commute 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: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $70,000 (12.5% below list)

Questions for the listing agent

1. It's been on market 87 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 1940 — 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: 0.88% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $97,191
• List price: $80,000
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Blackberry Rd	0.55mi	3/1.0	1,050 (+6%)	4mo	$55,000	$52	62
261 Pocahontas Trl	0.59mi	3/1.0	920 (-7%)	15mo	$145,000	$158	48

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-8,206
• Equity at exit: $11,928

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,118
• Equity at exit: $6,917

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 →

ZIP-level market 24055

• Home prices YoY: -2.3%
• Active inventory: 76
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $75

Break-even live

Break-even rent $605

Max offer price $80,000

Occupancy floor 84%

Sensitivity live

Price	-10% $121	-5% $98	+0% $75	+5% $53	+10% $30
Rent	-10% $20	-5% $48	+0% $75	+5% $103	+10% $131
Rate	-1.0pp $116	-0.5pp $96	base $75	+0.5pp $55	+1.0pp $33

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
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ridgeview Ln Apt 8 Bassett, VA	2.0	1.0	650	$700	$1.08	22d	1	1.18mi

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 87 DOM
2. 2026-06-19
   days on market $80,000 Active 85 DOM
3. 2026-06-18
   days on market $80,000 Active 84 DOM
4. 2026-06-17
   days on market $80,000 Active 83 DOM
5. 2026-06-16
   days on market $80,000 Active 82 DOM
6. 2026-06-15
   days on market $80,000 Active 81 DOM
7. 2026-06-14
   days on market $80,000 Active 79 DOM
8. 2026-06-12
   days on market $80,000 Active 78 DOM
9. 2026-06-09
   days on market $80,000 Active 75 DOM
10. 2026-06-08
    days on market $80,000 Active 74 DOM
11. 2026-06-07
    days on market $80,000 Active 73 DOM
12. 2026-06-03
    days on market $80,000 Active 69 DOM
13. 2026-06-02
    days on market $80,000 Active 68 DOM
14. 2026-06-01
    days on market $80,000 Active 67 DOM
15. 2026-05-31
    days on market $80,000 Active 66 DOM
16. 2026-05-30
    days on market $80,000 Active 65 DOM
17. 2026-04-25
    price $85,000 698-char remark

    Show marketing remark (698 chars)

    Convenient location just on the outskirts of Collinsville, VA, this home offers double pane windows, heatpump and a nice back yard. Enjoy fishing or boating at the nearby Philpott Lake or kayaking in the Smith River. All offers must be submitted by Virginia state licensed agent on PropOffers.com. Property info per assessor. Buyer to verify to their satisfaction. Broken water line behind washing/dryer machines. Age and condition of roof, mechanicals, etc. unknown. Taxes are approx. - yr. 2026 assessment. Offers subject to seller addendum. For financed offers, EMD to be 1% or $100, whichever is greater. CASH offers, EMD 5% or $5000, whichever is greater. All offers subject to OFAC clearance.

18. 2026-03-25
    listed $90,000 Active 698-char remark

    Show marketing remark (698 chars)

    Convenient location just on the outskirts of Collinsville, VA, this home offers double pane windows, heatpump and a nice back yard. Enjoy fishing or boating at the nearby Philpott Lake or kayaking in the Smith River. All offers must be submitted by Virginia state licensed agent on PropOffers.com. Property info per assessor. Buyer to verify to their satisfaction. Broken water line behind washing/dryer machines. Age and condition of roof, mechanicals, etc. unknown. Taxes are approx. - yr. 2026 assessment. Offers subject to seller addendum. For financed offers, EMD to be 1% or $100, whichever is greater. CASH offers, EMD 5% or $5000, whichever is greater. All offers subject to OFAC clearance.

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$357/yr (+$30/mo · 119.7%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $8,400
• − Mortgage interest: −$4,481
• − Property taxes: −$299
• − Insurance: −$400
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,327
• Taxable loss: −$451
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,011/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 — Bassett

• Score: 64/100
• State rank: #348
• US rank: #13854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bassett, VA
• City population: 11,520
• Population (ZIP): 11,520

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 (79%)
• Race & ethnicity: White 79% Black 14% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -5.19%
• Current HPI: 217.0023
• 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

-5.6% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $85,000 MHPCAR
• 2026-03-25 Listed $90,000 MHPCAR

Property tax history

+6.9%/yr

Latest (2025): $299 · +0.0% YoY. Source: county tax records.