37 6th St · Fieldale, VA 24089

$82,200

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 64 Days on market

Built 1960 0.37 ac lot $68/sqft · at area comps Est $83k · 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +8.2/15.0
• 1% rule +5.8/10.0
• Appreciation +4.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1960 featuring 2 bedrooms and 1 bathrooms. Buyer to verify all info in this listing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 0.37 acre lot
• Built 1960
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#381 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities 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.
• Market conditions: 19 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $76 of equity ($568 loan paydown + $-492 appreciation (-0.6% local appreciation)).
• Henry County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,268 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $83,475
• List price: $82,200
• Delta: -1.53%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Field Ave	0.13mi	3/1.0 (+1)	1,176 (-2%)	1mo	$41,000	$35	84
685 Chestnut St	0.17mi	3/1.0 (+1)	1,224 (+2%)	6mo	$30,000	$25	79
250 Chestnut St	0.28mi	2/1.0	1,148 (-5%)	3mo	$76,200	$66	77
428 10th St	0.46mi	2/1.0	1,223 (+2%)	6mo	$35,000	$29	71
142 Chestnut St	0.37mi	3/1.0 (+1)	1,221 (+1%)	10mo	$43,000	$35	67
940 Chestnut St	0.37mi	2/1.0	1,176 (-2%)	23mo	$138,000	$117	59
99 Hill St	0.25mi	2/2.0	1,130 (-6%)	18mo	$144,000	$127	59
87 Chadmore Dr	0.42mi	3/1.0 (+1)	1,041 (-14%)	2mo	$26,000	$25	51
165 Dillon Fork Rd	0.64mi	3/1.0 (+1)	1,292 (+7%)	17mo	$95,000	$74	39

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

Projected returns pro-forma

-0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.39×
• Total profit: $9,063
• Equity at exit: $21,437

10-year hold

• IRR: 14.2%
• Equity multiple: 2.47×
• Total profit: $33,769
• Equity at exit: $23,899

Cash invested: $23,016 (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 24089

• Home prices YoY: -0.5%
• Active inventory: 19
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $889 high
• Mortgage (P&I): −$431
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $217

Break-even live

Break-even rent $615

Max offer price $82,200

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: $20,550
• Closing costs: $2,466
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Vera Dr Unit 9 Collinsville, VA	2.0	1.0	800	$800	$1.00	44d	1	0.90mi
79 Ridgemont Cir Apt 7 Collinsville, VA	1.0	1.0	750	$825	$1.10	44d	1	1.15mi
79 Ridgemont Cir Unit 3 Collinsville, VA	1.0	1.0	750	$800	$1.07	44d	1	1.15mi
79 Ridgemont Cir Apt 5 Collinsville, VA	1.0	1.0	750	$750	$1.00	44d	1	1.15mi
1222 The Great Rd Fieldale, VA	2.0	2.0	1000	$1,200	$1.20	44d	1	1.16mi

Listing history 16 events

1. 2026-06-19
   days on market $82,200 Active 64 DOM
2. 2026-06-18
   days on market $82,200 Active 63 DOM
3. 2026-06-17
   days on market $82,200 Active 62 DOM
4. 2026-06-16
   days on market $82,200 Active 61 DOM
5. 2026-06-15
   days on market $82,200 Active 60 DOM
6. 2026-06-14
   days on market $82,200 Active 58 DOM
7. 2026-06-12
   days on market $82,200 Active 57 DOM
8. 2026-06-09
   days on market $82,200 Active 54 DOM
9. 2026-06-08
   days on market $82,200 Active 53 DOM
10. 2026-06-07
    days on market $82,200 Active 52 DOM
11. 2026-06-03
    days on market $82,200 Active 48 DOM
12. 2026-06-02
    days on market $82,200 Active 47 DOM
13. 2026-06-01
    days on market $82,200 Active 46 DOM
14. 2026-05-31
    days on market $82,200 Active 45 DOM
15. 2026-05-30
    days on market $82,200 Active 44 DOM
16. 2026-04-16
    listed $82,200 Active 364-char remark

    Show marketing remark (364 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 2 bedrooms and 1 bathrooms. Buyer to verify all info in this listing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$431/yr (+$36/mo · 177.3%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 19 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: $10,665
• − Mortgage interest: −$4,604
• − Property taxes: −$243
• − Insurance: −$411
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,391
• Taxable income: $1,309
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,284/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 — Fieldale

• Score: 63/100
• State rank: #381
• US rank: #15400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fieldale, VA
• Population (ZIP): 2,074

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 (80%)
• Race & ethnicity: White 80% Black 17% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -0.60%
• Current HPI: 122.8354
• 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

1 event — show timeline

• 2026-04-16 Listed $82,200 MLSRV

Property tax history

+1.0%/yr

Latest (2025): $243 · +0.0% YoY. Source: county tax records.