160 Old Fincastle Rd · Rose Hill, VA 24281

$55,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 5 Days on market

Built 1966 0.30 ac lot Est $52k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.0/10.0
• Schools +5.0/10.0
• ARV discount +4.9/15.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cute small home is being sold ''AS-IS'' as a FIXER UPPER. Features 2 bedrooms, 1 bathroom, living room, kitchen, and a partial basement. Covered front and back porches; city water and sewer; Close to the bank and post office with a view of the mountains.

Key facts

• Unfinished basement
• Hot water heater
• Woodwork throughout

Tags

• UNFINISHED BASEMENT
• NEWER METAL ROOF
• HOT WATER HEATER
• ORIGINAL HARDWOOD FLOORING
• WOODWORK THROUGHOUT

Property features AI

Exterior

• Parking: On-street parking; Off-street parking
• Utilities: Public sewer
• Home design: Not attached (detached property); 800 sq ft building area (per tax records)
• Construction: Block and other construction materials
• Exterior features: Level to rolling lot; Mountain and city views

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom; Second bedroom
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window AC unit(s)
• Interior features: Eat-in kitchen; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $55k).
• Cap rate 12.7% vs local median 2.9% in Rose Hill — 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 82/100 on livability (#49 in VA, #1,166 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety C-, amenities F, cost of living F.
• Lee County Public School District (rural): math 53% / reading 69% proficiency, ranked #62 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (6.1% local appreciation)).
• Lee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 $28k; list at $55k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1966 — 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 A-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?
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: 1.47% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $52,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6742 Doctor Thomas Walker Rd	0.21mi	3/1.0 (+1)	820 (+2%)	1mo	$53,000	$65	80
6845 Dr Thomas Walker Rd	0.31mi	3/1.0 (+1)	840 (+5%)	15mo	$40,000	$48	60

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

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 3.27×
• Total profit: $34,915
• Equity at exit: $34,785

10-year hold

• IRR: 32.3%
• Equity multiple: 6.71×
• Total profit: $87,870
• Equity at exit: $63,263

Cash invested: $15,400 (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 24281

• Home prices YoY: 4.4%
• Active inventory: 25
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $296

Break-even live

Break-even rent $436

Max offer price $55,000

Occupancy floor 58%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pinnacle Pl Unit 212-204 Rose Hill, VA	2.0	2.0	1075	$845	$0.79	44d	1	0.15mi
50 Pinnacle Pl Rose Hill, VA	2.0	2.0	1076	$702	$0.65	44d	1	0.15mi
5743 Doctor Thomas Walker Rd Apt A Rose Hill, VA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.78mi

Listing history 6 events

1. 2026-06-16
   status $55,000 Pending 5 DOM
2. 2026-06-15
   days on market $55,000 Active 5 DOM
3. 2026-06-15
   days on market $55,000 Active 4 DOM
4. 2026-06-13
   days on market $55,000 Active 3 DOM
5. 2026-06-12
   remarks 503-char remark
6. 2026-06-12
   listed $55,000 Active 2 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: $395 · $33/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$56/yr (+$5/mo · 14.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,724
• − Mortgage interest: −$3,081
• − Property taxes: −$395
• − Insurance: −$275
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$1,600
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $2,875/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: Lee County Public School District
• NCES district ID: 5102190
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $31,356
• Composite: 50.06/100
• National rank: #1913
• State rank: #62 of 131 in VA

Livability — Rose Hill

• Score: 82/100
• State rank: #49
• US rank: #1166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, VA
• City population: 28,136
• Population (ZIP): 2,327

Population outlook (Lee County) Hauer SSP2

• Today (2025): 22,861 people
• By 2030: 21,701 · -5.1%
• By 2040: 19,188 · -16.1%
• By 2050: 16,619 · -27.3%
• By 2075: 11,795 · -48.4%
• By 2100: 8,290 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 94% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+72.0) · D 13.8% · R 85.8%
• 2008→2024 swing: -43.8pp toward R · 2008: -28.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.1 2016: R+63.2 2012: R+44.4 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 142.4815
• 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

+120.0% since first listed

10 events — show timeline

• 2026-06-09 Listed $55,000 Knoxville MLS
• 2022-04-29 Sold (Public Records) $27,500 Public Records
• 2022-04-27 Sold (MLS) $27,500 Knoxville MLS
• 2022-02-28 Listed $30,000 Knoxville MLS
• 2021-04-14 Sold (MLS) $15,000 Knoxville MLS
• 2021-04-13 Sold (Public Records) $15,000 Public Records
• 2021-01-01 Listed $18,000 Knoxville MLS
• 2020-01-22 Listed $25,000 Knoxville MLS
• 2018-10-30 Listed $25,000 Knoxville MLS
• 2017-10-10 Listed $25,000 Knoxville MLS

Property tax history

+6.1%/yr

Latest (2025): $395 · +68.8% YoY. Source: county tax records.