67 Forest Haven Dr · Fancy Gap, VA 24328

$145,900

3 bd · 2.0 ba · 1,084 sqft · SingleFamily · 114 Days on market

Built 1999 0.44 ac lot Est $180k · 19% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Appreciation +6.4/10.0
• Schools +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

Key facts

• Great location
• Attached sun room
• Convenient to i-77

Tags

• ATTACHED SUN ROOM
• GREAT LOCATION
• CONVENIENT TO I-77

Property features AI

Finance

• Other: Lot size approximately 0.445 acres
• Financial info: Property tax information provided
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Private well water; Septic tank
• Home design: Single-story home; Mobile home (detached)
• Construction: Aluminum siding; Vinyl siding; Shingle roof; Built as a single-level structure
• Exterior features: Deck; Porch; Wooded lot; Shed(s)

Interior

• Kitchen: Microwave; Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Forced air; Has cooling
• Interior features: Ceiling fan(s); Electric water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $133k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.8% in Fancy Gap — 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 56/100 on livability (#515 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fancy Gap Elementary (math 92% / reading 87%, grade A+, #19 of 1,108 statewide, top 2%, 127 students, 85% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.9% local appreciation)).
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $9k; list at $146k implies a 1521% gain — meaningful room to come down on a strong offer.

Recommended offer $132,769 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $179,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Hummers Ct	0.53mi	3/2.0	1,073 (-1%)	23mo	$178,000	$166	55

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

Projected returns pro-forma

2.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.99×
• Total profit: $40,438
• Equity at exit: $64,363

10-year hold

• IRR: 19.1%
• Equity multiple: 3.74×
• Total profit: $111,835
• Equity at exit: $98,237

Cash invested: $40,852 (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 24328

• Home prices YoY: 1.7%
• Active inventory: 134
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$765
• Tax est. 1.5%: −$182 /mo · $2,188/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $377

Break-even live

Break-even rent $1,276

Max offer price $145,900

Occupancy floor 74%

Sensitivity live

Price	-10% $478	-5% $427	+0% $377	+5% $326	+10% $276
Rent	-10% $238	-5% $308	+0% $377	+5% $446	+10% $515
Rate	-1.0pp $450	-0.5pp $414	base $377	+0.5pp $339	+1.0pp $301

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $145,900 Active 114 DOM
2. 2026-06-18
   days on market $145,900 Active 113 DOM
3. 2026-06-17
   days on market $145,900 Active 112 DOM
4. 2026-06-16
   days on market $145,900 Active 111 DOM
5. 2026-06-15
   days on market $145,900 Active 110 DOM
6. 2026-06-14
   days on market $145,900 Active 108 DOM
7. 2026-06-12
   days on market $145,900 Active 107 DOM
8. 2026-06-09
   days on market $145,900 Active 104 DOM
9. 2026-06-08
   days on market $145,900 Active 103 DOM
10. 2026-06-07
    days on market $145,900 Active 102 DOM
11. 2026-06-05
    days on market $145,900 Active 99 DOM
12. 2026-06-02
    days on market $145,900 Active 97 DOM
13. 2026-06-01
    days on market $145,900 Active 96 DOM
14. 2026-05-31
    days on market $145,900 Active 95 DOM
15. 2026-05-30
    days on market $145,900 Active 94 DOM
16. 2026-04-12
    price $145,900

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

17. 2026-04-12
    price $145,900 474-char remark

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

18. 2026-03-03
    status Active 474-char remark

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

19. 2026-03-03
    status Active

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

20. 2026-02-25
    status Pending

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

21. 2026-02-25
    historical Active Under Contract 474-char remark

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

22. 2026-02-18
    listed $149,900 Active
23. 2025-12-31
    listed $149,900 Active 474-char remark

    Show marketing remark (474 chars)

    Exceptionally well maintained home with attached sun room. Features 3 bedrooms and 2 full baths. Large sunroom could be used as a 4th bedroom. Great location near the scenic Blue Ridge Parkway and easy commute to Mt Airy NC. Convenient to I-77, Hillsville and Galax VA. Would make a great weekend or vacation home! Most furniture conveys and is move in ready! Excellent opportunity for first time home buyer! Call today to see how you can get qualified to own your own home!

24. 2007-03-09
    soldstatus $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,040
• − Mortgage interest: −$8,173
• − Property taxes: −$2,188
• − Insurance: −$730
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$4,244
• Taxable income: $2,339
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,961/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Fancy Gap

• Score: 56/100
• State rank: #515
• US rank: #23081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,724

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Italian 7% Serbian 4% Slovak 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.85%
• Current HPI: 168.5656
• 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

+1521.1% since first listed

9 events — show timeline

• 2026-04-12 Price Changed $145,900 NRVMLS
• 2026-04-12 Price Changed $145,900 SWVAR
• 2026-03-03 Relisted — SWVAR
• 2026-03-03 Relisted — NRVMLS
• 2026-02-25 Pending — NRVMLS
• 2026-02-25 Contingent — SWVAR
• 2026-02-18 Listed $149,900 NRVMLS
• 2025-12-31 Listed $149,900 SWVAR
• 2007-03-09 Sold (Public Records) $9,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $124 · +11.8% YoY. Source: county tax records.