3511 Longview Dr · Collinsville, VA 24078

$125,000

4 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 184 Days on market

Built 1964 0.42 ac lot $83/sqft · 17% below area Est $200k · 38% under ↓ 10% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

Key facts

• Large lot
• Full basement
• Brick home

Tags

• BRICK HOME
• LARGE LOT
• HARDWOOD FLOORS
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.9% in Collinsville — 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 68/100 on livability (#265 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Henry County Public School District (rural): math 45% / reading 69% proficiency, ranked #78 of 131 in VA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Meadow View Elementary (math 39% / reading 57%, grade D, #787 of 1,108 statewide, top 72%, 674 students, 88% FRL); Fieldale-Collinsville Middle (math 43% / reading 76%, grade B, #160 of 342 statewide, top 48%, 805 students, 99% FRL); Bassett High (math 54% / reading 78%, grade B, #200 of 319 statewide, top 64%, 1,107 students, 99% FRL) — zoned schools average 96% FRL vs 62% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $47k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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?
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: 1.07% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $200,078
• List price: $125,000
• Delta: -37.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Rockdale Rd	0.32mi	3/2.0 (-1)	1,495 (-1%)	9mo	$207,000	$138	71
3881 Longview Dr	0.32mi	3/1.5 (-1)	1,661 (+10%)	9mo	$195,627	$118	54
440 Belmont St	0.59mi	3/2.0 (-1)	1,678 (+11%)	1mo	$239,900	$143	48
1164 Westover Dr	0.38mi	3/1.0 (-1)	1,302 (-14%)	12mo	$200,000	$154	41

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-877
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $24,054
• Equity at exit: $10,808

Cash invested: $35,000 (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 24078

• Home prices YoY: -19.3%
• Active inventory: 35
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $305

Break-even live

Break-even rent $952

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $376	-5% $340	+0% $305	+5% $270	+10% $234
Rent	-10% $199	-5% $252	+0% $305	+5% $358	+10% $411
Rate	-1.0pp $368	-0.5pp $337	base $305	+0.5pp $273	+1.0pp $240

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $125,000 Active 184 DOM
2. 2026-06-19
   days on market $125,000 Active 182 DOM
3. 2026-06-18
   days on market $125,000 Active 181 DOM
4. 2026-06-17
   days on market $125,000 Active 180 DOM
5. 2026-06-16
   days on market $125,000 Active 179 DOM
6. 2026-06-15
   days on market $125,000 Active 178 DOM
7. 2026-06-14
   days on market $125,000 Active 176 DOM
8. 2026-06-12
   days on market $125,000 Active 175 DOM
9. 2026-06-09
   days on market $125,000 Active 172 DOM
10. 2026-06-08
    days on market $125,000 Active 171 DOM
11. 2026-06-07
    days on market $125,000 Active 170 DOM
12. 2026-06-03
    days on market $125,000 Active 166 DOM
13. 2026-06-02
    days on market $125,000 Active 165 DOM
14. 2026-06-01
    days on market $125,000 Active 164 DOM
15. 2026-05-31
    days on market $125,000 Active 163 DOM
16. 2026-05-30
    days on market $125,000 Active 162 DOM
17. 2026-04-30
    status Active 249-char remark

    Show marketing remark (250 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3 bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

18. 2026-04-30
    status Active 250-char remark

    Show marketing remark (250 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3 bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

19. 2026-04-30
    price $125,000 249-char remark

    Show marketing remark (250 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3 bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

20. 2026-04-30
    price $125,000 250-char remark

    Show marketing remark (250 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3 bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

21. 2026-04-01
    status Active 250-char remark

    Show marketing remark (249 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

22. 2026-04-01
    historical 249-char remark

    Show marketing remark (249 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

23. 2025-12-15
    listed $172,000 Active 249-char remark

    Show marketing remark (250 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3 bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

24. 2025-12-15
    listed $172,000 Active 250-char remark

    Show marketing remark (250 chars)

    Check out this brick home on a large lot. Home features hardwood floors, family room off kitchen, large living room, 4 bedrooms, 3 bathes and a full basement. Great location convenient to shopping and restaurants. Call today for your private showing.

25. 2025-10-31
    soldstatus $138,108
26. 2024-08-14
    historical
27. 2021-05-21
    soldstatus $135,000
28. 2021-05-21
    soldstatus $135,000
29. 2021-03-27
    listed $135,000
30. 2007-07-21
    listed $129,900
31. 2007-01-17
    soldstatus $138,900
32. 2006-10-12
    listed $138,900

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$489/yr (+$41/mo · 91.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,060
• − Mortgage interest: −$7,002
• − Property taxes: −$536
• − Insurance: −$625
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,636
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,254/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: Henry County Public School District
• NCES district ID: 5101920
• Math proficiency: 45% ▼ -37.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $34,579
• Composite: 47.02/100
• National rank: #2345
• State rank: #78 of 131 in VA

Livability — Collinsville

• Score: 68/100
• State rank: #265
• US rank: #9378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, VA
• City population: 7,217
• Population (ZIP): 7,217

Population outlook (Henry County) Hauer SSP2

• Today (2025): 46,903 people
• By 2030: 44,141 · -5.9%
• By 2040: 38,687 · -17.5%
• By 2050: 33,742 · -28.1%
• By 2075: 25,720 · -45.2%
• By 2100: 19,868 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 18% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+32.8) · D 33.3% · R 66.1%
• 2008→2024 swing: -22.4pp toward R · 2008: -10.5pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.1 2016: R+29.2 2012: R+14.7 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.80%
• Current HPI: 166.2533
• 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

-10.0% since first listed

16 events — show timeline

• 2026-04-30 Relisted — SWVAR
• 2026-04-30 Relisted — NRVMLS
• 2026-04-30 Price Changed $125,000 SWVAR
• 2026-04-30 Price Changed $125,000 NRVMLS
• 2026-04-01 Relisted — NRVMLS
• 2026-04-01 Delisted — SWVAR
• 2025-12-15 Listed $172,000 SWVAR
• 2025-12-15 Listed $172,000 NRVMLS
• 2025-10-31 Sold (Public Records) $138,108 Public Records
• 2024-08-14 Delisted — MHPCAR
• 2021-05-21 Sold (Public Records) $135,000 Public Records
• 2021-05-21 Sold (MLS) $135,000 MHPCAR
• 2021-03-27 Listed $135,000 MHPCAR
• 2007-07-21 Listed $129,900 MHPCAR
• 2007-01-17 Sold (MLS) $138,900 MHPCAR
• 2006-10-12 Listed $138,900 MHPCAR

Property tax history

+1.0%/yr

Latest (2025): $536 · +0.0% YoY. Source: county tax records.