716 Mcculloch St · Glasgow, VA 24555

$89,000

2 bd · 1.0 ba · 768 sqft · SingleFamily · 9 Days on market

Built 1984 0.34 ac lot Est $78k · 14% over ↓ 23% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0

Listing remarks

Currently a rental property could easily be used as that or a primary home

Key facts

• 0.34 acre lot
• Built 1984
• Listed 9 days

Property features AI

Finance

• Other: Lot comprised of three 30 x 125 parcels (total ~0.34 acres); Zoned residential

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Wood siding construction
• Exterior features: Shingle roof

Interior

• Bedrooms: 1 full bathroom
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard and electric heating; Has cooling (no central/ducted system listed)
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).

Location & tenants

• Location reads 59/100 on livability (#471 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Rockbridge County Public School District (town): math 43% / reading 67% proficiency, ranked #80 of 131 in VA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Natural Bridge Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 221 students, 68% FRL); Maury River Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 502 students, 70% FRL); Rockbridge County High (math 52% / reading 82%, grade B, #185 of 319 statewide, top 61%, 994 students, 66% FRL) — zoned schools average 68% FRL vs 37% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 85 units permitted in Rockbridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $2k appreciation (1.9% local appreciation)).
• Rockbridge County population projected at -11% 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.98% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.47%
• DSCR: 2.85
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $78,336
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Catawba St	0.25mi	2/1.0	816 (+6%)	13mo	$104,410	$128	67
612 Gordon St	0.23mi	2/1.0	840 (+9%)	12mo	$86,000	$102	64
1021 Kanawha St	0.48mi	2/1.0	752 (-2%)	21mo	$59,000	$78	56
407 Catawba St	0.46mi	2/1.0	728 (-5%)	19mo	$40,100	$55	54

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

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 3.43×
• Total profit: $60,498
• Equity at exit: $34,649

10-year hold

• IRR: 46.2%
• Equity multiple: 6.82×
• Total profit: $145,050
• Equity at exit: $49,548

Cash invested: $24,920 (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 24555

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $861

Break-even live

Break-even rent $673

Max offer price $89,000

Occupancy floor 46%

Sensitivity live

Price	-10% $912	-5% $886	+0% $861	+5% $836	+10% $811
Rent	-10% $722	-5% $792	+0% $861	+5% $931	+10% $1,000
Rate	-1.0pp $906	-0.5pp $884	base $861	+0.5pp $838	+1.0pp $815

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $89,000 Active 9 DOM
2. 2026-06-17
   days on market $89,000 Active 8 DOM
3. 2026-06-16
   days on market $89,000 Active 7 DOM
4. 2026-06-15
   days on market $89,000 Active 6 DOM
5. 2026-06-14
   days on market $89,000 Active 4 DOM
6. 2026-06-10
   remarks 74-char remark
7. 2026-06-10
   listed $89,000 Active 1 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: $339 · $28/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$391/yr (+$33/mo · 115.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,162
• − Mortgage interest: −$4,985
• − Property taxes: −$339
• − Insurance: −$445
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,589
• Taxable income: $9,418
• Est. tax owed @ 24.0%: −$2,260
• After-tax cash flow: $8,074/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: Rockbridge County Public School District
• NCES district ID: 5103370
• Math proficiency: 43% ▼ -41.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $48,021
• Composite: 46.65/100
• National rank: #2408
• State rank: #80 of 131 in VA

Livability — Glasgow

• Score: 59/100
• State rank: #471
• US rank: #20232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow, VA
• Population (ZIP): 2,220

Population outlook (Rockbridge County) Hauer SSP2

• Today (2025): 22,549 people
• By 2030: 22,381 · -0.7%
• By 2040: 21,488 · -4.7%
• By 2050: 20,054 · -11.1%
• By 2075: 16,228 · -28.0%
• By 2100: 11,598 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 7%
• Common ancestry: Serbian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Rockbridge

• 2024 margin: Solid R (+33.8) · D 32.6% · R 66.4%
• 2008→2024 swing: -20.2pp toward R · 2008: -13.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+32.4 2016: R+29.6 2012: R+17.8 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 176.4084
• 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

-22.6% since first listed

2 events — show timeline

• 2026-06-09 Listed $89,000 RHR
• 2018-03-01 Sold (Public Records) $115,000 Public Records