632 Mcculloch St · Glasgow, VA 24555

$149,500

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 15 Days on market

Built 1892 0.30 ac lot Est $145k · at est.

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +6.1/15.0
• 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

Listing remarks MLS

This charming 3-bedroom, 1.5-bath home offers comfort, convenience, and exciting potential. The main level features a primary bedroom suite for easy one-level living, while two additional bedrooms upstairs provide flexibility for family, guests, or a home office. The updated kitchen shines with new quartz countertops, a stylish backsplash, and freshly painted cabinetry. The home has been thoughtfully refreshed with new flooring throughout and updated bathrooms. Relax and unwind on the inviting front porch, ideal for enjoying peaceful, shaded afternoons. A rare highlight is the triple lot, consisting of three separate tax parcels-offering possibilities for expansion, investment, or future building potential. Don't miss this unique opportunity to own a move-in ready home!

Key facts

• Stylish backsplash
• New flooring
• Updated kitchen

Tags

• PRIMARY BEDROOM SUITE
• UPDATED KITCHEN
• NEW QUARTZ COUNTERTOPS
• STYLISH BACKSPLASH
• FRESHLY PAINTED CABINETRY
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.

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 $4k of equity ($1k loan paydown + $3k 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 $42k cash investment doubles in ~4 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

• It's been on market 15 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,257 (1.5% below list)

Questions for the listing agent

1. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $144,948
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Mcculloch St	0.00mi	3/1.5	1,029 (+0%)	1mo	$145,000	$141	97
712 Gordon St	0.20mi	4/1.0 (+1)	1,079 (+5%)	1mo	$115,000	$107	77
1006 10th St	0.32mi	3/2.0	988 (-4%)	11mo	$186,000	$188	65
1611 Blue Ridge Rd	0.31mi	2/1.0 (-1)	884 (-14%)	6mo	$159,900	$181	52
1036 Anderson St	0.44mi	3/1.0	1,176 (+14%)	15mo	$157,500	$134	44

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: 17.8%
• Equity multiple: 1.96×
• Total profit: $39,996
• Equity at exit: $58,202

10-year hold

• IRR: 20.2%
• Equity multiple: 3.65×
• Total profit: $110,943
• Equity at exit: $83,229

Cash invested: $41,860 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $477

Break-even live

Break-even rent $1,392

Max offer price $149,500

Occupancy floor 71%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-03
   days on marketlisting id $149,500 Pending 15 DOM
2. 2026-04-03
   status Pending
3. 2026-04-02
   status Pending 780-char remark

   Show marketing remark (780 chars)

   This charming 3-bedroom, 1.5-bath home offers comfort, convenience, and exciting potential. The main level features a primary bedroom suite for easy one-level living, while two additional bedrooms upstairs provide flexibility for family, guests, or a home office. The updated kitchen shines with new quartz countertops, a stylish backsplash, and freshly painted cabinetry. The home has been thoughtfully refreshed with new flooring throughout and updated bathrooms. Relax and unwind on the inviting front porch, ideal for enjoying peaceful, shaded afternoons. A rare highlight is the triple lot, consisting of three separate tax parcels-offering possibilities for expansion, investment, or future building potential. Don't miss this unique opportunity to own a move-in ready home!

4. 2026-03-18
   listed $149,500 Active

   Show marketing remark (780 chars)

   This charming 3-bedroom, 1.5-bath home offers comfort, convenience, and exciting potential. The main level features a primary bedroom suite for easy one-level living, while two additional bedrooms upstairs provide flexibility for family, guests, or a home office. The updated kitchen shines with new quartz countertops, a stylish backsplash, and freshly painted cabinetry. The home has been thoughtfully refreshed with new flooring throughout and updated bathrooms. Relax and unwind on the inviting front porch, ideal for enjoying peaceful, shaded afternoons. A rare highlight is the triple lot, consisting of three separate tax parcels-offering possibilities for expansion, investment, or future building potential. Don't miss this unique opportunity to own a move-in ready home!

5. 2026-03-18
   listed $149,500 Active 780-char remark

   Show marketing remark (780 chars)

   This charming 3-bedroom, 1.5-bath home offers comfort, convenience, and exciting potential. The main level features a primary bedroom suite for easy one-level living, while two additional bedrooms upstairs provide flexibility for family, guests, or a home office. The updated kitchen shines with new quartz countertops, a stylish backsplash, and freshly painted cabinetry. The home has been thoughtfully refreshed with new flooring throughout and updated bathrooms. Relax and unwind on the inviting front porch, ideal for enjoying peaceful, shaded afternoons. A rare highlight is the triple lot, consisting of three separate tax parcels-offering possibilities for expansion, investment, or future building potential. Don't miss this unique opportunity to own a move-in ready home!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 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: $23,952
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$1,545
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$4,349
• Taxable income: $3,609
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,860/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

+0.0% since first listed

4 events — show timeline

• 2026-04-03 Pending — RHR
• 2026-04-02 Pending — HRAR
• 2026-03-18 Listed $149,500 RHR
• 2026-03-18 Listed $149,500 HRAR

Property tax history

-0.4%/yr

Latest (2022): $293 · +0.0% YoY. Source: county tax records.