1500 Webster Rd · Union Hall, VA 24092

$249,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 67 Days on market

Built 1994 2.10 ac lot $154/sqft · at area comps Est $261k · at est.

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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 +22.0/30.0
• ARV discount +9.4/15.0
• DSCR +7.0/10.0
• Schools +6.0/10.0
• 1% rule +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 2 open acres, this fully refreshed 4-bedroom, 2-bath modular ranch delivers space, style, and major system upgrades that truly set it apart. Nearly everything has been replaced for long-term confidence—including a new drilled well, roof, HVAC, and windows—giving you the big-ticket improvements already done. Inside, the home feels crisp and modern with fresh paint, brand-new carpet, and updated lighting throughout. The kitchen stands out with sleek quartz countertops and soft-close cabinetry, offering both durability and function. A generously sized family room provides plenty of space to spread out, host gatherings, or simply enjoy everyday living comfortably.

Key facts

• New well
• New hvac
• Open acres

Tags

• OPEN ACRES
• NEW SEPTIC SYSTEM
• NEW WELL
• NEW ROOF
• NEW HVAC
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/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 $236k (5.6% below list).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 1.4% in Union Hall — 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 58/100 on livability (#480 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B+; Watch: schools D-, amenities F, commute F.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 active listings in the ZIP; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Franklin County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $65k; list at $250k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $261,106
• List price: $249,900
• Delta: -4.29%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-19,429
• Equity at exit: $37,261

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $9,974
• Equity at exit: $21,607

Cash invested: $69,972 (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 24092

• Home prices YoY: -11.1%
• Active inventory: 29
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $332

Break-even live

Break-even rent $1,939

Max offer price $249,900

Occupancy floor 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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   status Active 687-char remark

   Show marketing remark (687 chars)

   Set on 2 open acres, this fully refreshed 4-bedroom, 2-bath modular ranch delivers space, style, and major system upgrades that truly set it apart. Nearly everything has been replaced for long-term confidence—including a new drilled well, roof, HVAC, and windows—giving you the big-ticket improvements already done. Inside, the home feels crisp and modern with fresh paint, brand-new carpet, and updated lighting throughout. The kitchen stands out with sleek quartz countertops and soft-close cabinetry, offering both durability and function. A generously sized family room provides plenty of space to spread out, host gatherings, or simply enjoy everyday living comfortably.

2. 2026-04-20
   status Pending 687-char remark

   Show marketing remark (687 chars)

   Set on 2 open acres, this fully refreshed 4-bedroom, 2-bath modular ranch delivers space, style, and major system upgrades that truly set it apart. Nearly everything has been replaced for long-term confidence—including a new drilled well, roof, HVAC, and windows—giving you the big-ticket improvements already done. Inside, the home feels crisp and modern with fresh paint, brand-new carpet, and updated lighting throughout. The kitchen stands out with sleek quartz countertops and soft-close cabinetry, offering both durability and function. A generously sized family room provides plenty of space to spread out, host gatherings, or simply enjoy everyday living comfortably.

3. 2026-02-20
   listed $249,900 Active 687-char remark

   Show marketing remark (687 chars)

   Set on 2 open acres, this fully refreshed 4-bedroom, 2-bath modular ranch delivers space, style, and major system upgrades that truly set it apart. Nearly everything has been replaced for long-term confidence—including a new drilled well, roof, HVAC, and windows—giving you the big-ticket improvements already done. Inside, the home feels crisp and modern with fresh paint, brand-new carpet, and updated lighting throughout. The kitchen stands out with sleek quartz countertops and soft-close cabinetry, offering both durability and function. A generously sized family room provides plenty of space to spread out, host gatherings, or simply enjoy everyday living comfortably.

4. 2025-01-16
   soldstatus $65,000 Closed 550-char remark

   Show marketing remark (550 chars)

   Check out this home sitting on 2.09 acres! The home is ready for you to customize and finish out to suit your needs. Home needs work but it will make a great property when completed! Buyer must determine the water source. Water source may be a spring, but Tax Records show it being a well. HUD home being sold ''AS IS'' Case #541-830080, UI. All offers to be submitted by buyer's agent at: www. HudHomeStore.com. More info including PCR & Disclosures can be found on hudhomestore.com and under the doc tab. Property Managed by RaineCompany.com.

5. 2024-12-11
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Check out this home sitting on 2.09 acres! The home is ready for you to customize and finish out to suit your needs. Home needs work but it will make a great property when completed! Buyer must determine the water source. Water source may be a spring, but Tax Records show it being a well. HUD home being sold ''AS IS'' Case #541-830080, UI. All offers to be submitted by buyer's agent at: www. HudHomeStore.com. More info including PCR & Disclosures can be found on hudhomestore.com and under the doc tab. Property Managed by RaineCompany.com.

6. 2024-11-15
   price $72,000 550-char remark

   Show marketing remark (550 chars)

   Check out this home sitting on 2.09 acres! The home is ready for you to customize and finish out to suit your needs. Home needs work but it will make a great property when completed! Buyer must determine the water source. Water source may be a spring, but Tax Records show it being a well. HUD home being sold ''AS IS'' Case #541-830080, UI. All offers to be submitted by buyer's agent at: www. HudHomeStore.com. More info including PCR & Disclosures can be found on hudhomestore.com and under the doc tab. Property Managed by RaineCompany.com.

7. 2024-10-03
   status Active 550-char remark

   Show marketing remark (550 chars)

   Check out this home sitting on 2.09 acres! The home is ready for you to customize and finish out to suit your needs. Home needs work but it will make a great property when completed! Buyer must determine the water source. Water source may be a spring, but Tax Records show it being a well. HUD home being sold ''AS IS'' Case #541-830080, UI. All offers to be submitted by buyer's agent at: www. HudHomeStore.com. More info including PCR & Disclosures can be found on hudhomestore.com and under the doc tab. Property Managed by RaineCompany.com.

8. 2024-07-10
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Check out this home sitting on 2.09 acres! The home is ready for you to customize and finish out to suit your needs. Home needs work but it will make a great property when completed! Buyer must determine the water source. Water source may be a spring, but Tax Records show it being a well. HUD home being sold ''AS IS'' Case #541-830080, UI. All offers to be submitted by buyer's agent at: www. HudHomeStore.com. More info including PCR & Disclosures can be found on hudhomestore.com and under the doc tab. Property Managed by RaineCompany.com.

9. 2024-07-03
   listed $80,000 Active 550-char remark

   Show marketing remark (550 chars)

   Check out this home sitting on 2.09 acres! The home is ready for you to customize and finish out to suit your needs. Home needs work but it will make a great property when completed! Buyer must determine the water source. Water source may be a spring, but Tax Records show it being a well. HUD home being sold ''AS IS'' Case #541-830080, UI. All offers to be submitted by buyer's agent at: www. HudHomeStore.com. More info including PCR & Disclosures can be found on hudhomestore.com and under the doc tab. Property Managed by RaineCompany.com.

10. 2024-05-29
    historical
11. 2024-05-24
    price $102,000
12. 2023-04-05
    listed $116,800 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: $609 · $51/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$1,440/yr (+$120/mo · 236.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $28,313
• − Mortgage interest: −$13,998
• − Property taxes: −$609
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$7,270
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $4,019/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: Franklin County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Union Hall

• Score: 58/100
• State rank: #480
• US rank: #20927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,506
• Population (ZIP): 3,336

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.69%
• Current HPI: 221.4193
• 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

+114.0% since first listed

12 events — show timeline

• 2026-05-14 Relisted — CVRMLS
• 2026-04-20 Pending — CVRMLS
• 2026-02-20 Listed $249,900 CVRMLS
• 2025-01-16 Sold (MLS) $65,000 MLSRV
• 2024-12-11 Pending — MLSRV
• 2024-11-15 Price Changed $72,000 MLSRV
• 2024-10-03 Relisted — MLSRV
• 2024-07-10 Pending — MLSRV
• 2024-07-03 Listed $80,000 MLSRV
• 2024-05-29 Listing Removed — MLSRV
• 2024-05-24 Price Changed $102,000 MLSRV
• 2023-04-05 Listed $116,800 MLSRV

Property tax history

+2.3%/yr

Latest (2025): $609 · +0.0% YoY. Source: county tax records.