8605 Truevine Rd · Union Hall, VA 24092

$195,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 4 Days on market

Built 1925 1.65 ac lot

---

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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.7/10.0
• 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

Immaculate, Move-In Ready 2Bed/1Bath Home on Rural 1.648 acres, Convenient to Rocky Mount & Amenities! Enjoy Main Level Living, with Spacious Covered Front & Rear Porches. Fresh Paint, Hardwood & Lam/Vinyl Floors throughout, Large Rear Foyer/Mud Rm Area. Kitchen Opened to Dining Room, Lots of Natural Light throughout. Partial Basement for Storage, and NEW 12x20 Storage Shed conveys.

Key facts

• Sweeping views
• Hardwoods
• Covered back porch

Tags

• COVERED BACK PORCH
• SWEEPING VIEWS
• HARDWOODS
• QUICK ACCESS TO ROUTE 220

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Marina access; On-site restaurant nearby

Exterior

• Parking:
• Security:
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1925
• Construction: Built in 1925
• Exterior features: Front porch; Rear porch; Approximately 1.65-acre lot

Interior

• Kitchen:
• Bedrooms: 2 bedrooms, both on the main level
• Flooring: Laminate, vinyl, and wood flooring
• Bathrooms: 1 full bathroom, on the main level
• Heating & cooling: Heat pump (electric) providing heating; Has cooling
• Interior features: 6 total rooms; Screen and metal doors; Insulated, tilt-in windows; Laminate, vinyl, and wood flooring; Fireplace (1)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 9.3% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Glade Hill Elementary (math 67% / reading 67%, grade B+, #381 of 1,108 statewide, top 36%, 205 students, 75% FRL); Benjamin Franklin Middle (math 64% / reading 72%, grade A-, #94 of 342 statewide, top 28%, 1,397 students, 74% FRL); Franklin County High (math 79% / reading 82%, grade A, #57 of 319 statewide, top 18%, 1,904 students, 74% FRL) — zoned schools average 75% FRL vs 45% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $165k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1925 — 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 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?
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: 1.07% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-411
• Equity at exit: $29,075

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $39,571
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $491

Break-even live

Break-even rent $1,470

Max offer price $195,000

Occupancy floor 72%

Sensitivity live

Price	-10% $601	-5% $546	+0% $491	+5% $436	+10% $381
Rent	-10% $326	-5% $408	+0% $491	+5% $574	+10% $656
Rate	-1.0pp $589	-0.5pp $541	base $491	+0.5pp $440	+1.0pp $389

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-16
   listed $195,000 Active
2. 2022-03-01
   soldstatus $165,000
3. 2022-02-28
   soldstatus $165,000 403-char remark

   Show marketing remark (403 chars)

   Immaculate, Move-In Ready 2Bed/1Bath Home on Rural 1.648 acres, Convenient to Rocky Mount & Amenities! Enjoy Main Level Living, with Spacious Covered Front & Rear Porches. Fresh Paint, Hardwood & Lam/Vinyl Floors throughout, Large Rear Foyer/Mud Rm Area. Kitchen Opened to Dining Room, Lots of Natural Light throughout. Partial Basement for Storage, and NEW 12x20 Storage Shed conveys.

4. 2021-12-22
   listed $169,900 403-char remark

   Show marketing remark (403 chars)

   Immaculate, Move-In Ready 2Bed/1Bath Home on Rural 1.648 acres, Convenient to Rocky Mount & Amenities! Enjoy Main Level Living, with Spacious Covered Front & Rear Porches. Fresh Paint, Hardwood & Lam/Vinyl Floors throughout, Large Rear Foyer/Mud Rm Area. Kitchen Opened to Dining Room, Lots of Natural Light throughout. Partial Basement for Storage, and NEW 12x20 Storage Shed conveys.

5. 2007-06-20
   soldstatus $53,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$907/yr (+$76/mo · 131.1%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $25,101
• − Mortgage interest: −$10,923
• − Property taxes: −$692
• − Insurance: −$975
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$5,673
• Taxable income: $2,822
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $5,214/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

+267.9% since first listed

5 events — show timeline

• 2026-05-16 Listed $195,000 MLSRV
• 2022-03-01 Sold (Public Records) $165,000 Public Records
• 2022-02-28 Sold (MLS) $165,000 MLSRV
• 2021-12-22 Listed $169,900 MLSRV
• 2007-06-20 Sold (Public Records) $53,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $692 · +0.0% YoY. Source: county tax records.