30 Sundown Ln · Glasgow, VA 24579

$59,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 28 Days on market

Built 2001 2.00 ac lot $48/sqft · 73% below area ↓ 55% 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
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Buy it, Flip it or live in it. Sold as-is. Nestled on a peaceful knoll approximately 1 mile beyond the Cave Mountain Lake Recreational center this 2001 Manufactured Home is ready for updates, repairs and your family. 3 Bedrooms and 1 and 1/2 baths. Recent improvements include new roof shingles 2025, Furnace replaced approximately 4 years ago. In-House Conventional Loan Options Available. You must have your pre-approval letter or proof of cash to tour. Shared road maintenance and well.

Key facts

• New roof shingles
• Furnace replaced
• 2 acre lot

Tags

• NEW ROOF SHINGLES
• FURNACE REPLACED

Property features AI

Exterior

• Utilities: Private/shared well water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof; Gravel road access; Private maintained road; 2 acres; Agricultural zoning

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Ceiling fan(s); Has central cooling
• Interior features: Walk-in closet(s); Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $58k (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: 5 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 $3k of equity ($408 loan paydown + $2k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (1.5% below list)

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: 1.73% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $218,352
• List price: $59,000
• Delta: -72.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 3.26×
• Total profit: $37,374
• Equity at exit: $29,815

10-year hold

• IRR: 37.5%
• Equity multiple: 6.53×
• Total profit: $91,305
• Equity at exit: $48,686

Cash invested: $16,520 (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 24579

• Home prices YoY: 2.1%
• Active inventory: 5
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $427

Break-even live

Break-even rent $483

Max offer price $59,000

Occupancy floor 53%

Sensitivity live

Price	-10% $460	-5% $443	+0% $427	+5% $410	+10% $393
Rent	-10% $346	-5% $386	+0% $427	+5% $467	+10% $508
Rate	-1.0pp $456	-0.5pp $442	base $427	+0.5pp $411	+1.0pp $396

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $59,000 Active 28 DOM
2. 2026-06-18
   days on market $59,000 Active 25 DOM
3. 2026-06-17
   days on market $59,000 Active 24 DOM
4. 2026-06-16
   days on market $59,000 Active 23 DOM
5. 2026-06-15
   days on market $59,000 Active 22 DOM
6. 2026-06-14
   remarks 489-char remark
7. 2026-06-14
   pricedays on market $59,000 Active 20 DOM
8. 2026-06-10
   days on market $69,000 Active 17 DOM
9. 2026-06-09
   days on market $69,000 Active 16 DOM
10. 2026-06-08
    days on market $69,000 Active 15 DOM
11. 2026-06-07
    days on market $69,000 Active 14 DOM
12. 2026-06-03
    days on market $69,000 Active 10 DOM
13. 2026-06-02
    days on market $69,000 Active 9 DOM
14. 2026-06-01
    days on market $69,000 Active 8 DOM
15. 2026-05-31
    days on market $69,000 Active 7 DOM
16. 2026-05-31
    pricedays on market $69,000 Active 6 DOM
17. 2026-05-05
    status Pending 362-char remark
18. 2026-05-03
    listed $74,000 Active 362-char remark
19. 2025-12-29
    price $89,000
20. 2025-12-19
    price $97,500
21. 2025-12-11
    listed $105,000 Active
22. 2023-09-17
    historical
23. 2023-08-04
    listed $130,000 Active
24. 2023-07-21
    historical

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 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: $12,280
• − Mortgage interest: −$3,305
• − Property taxes: −$573
• − Insurance: −$295
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,716
• Taxable income: $4,426
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,058/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

• Population (ZIP): 1,037

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Romanian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 3.97%
• Current HPI: 192.7025
• 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

-54.6% since first listed

11 events — show timeline

• 2026-06-12 Price Changed $59,000 RHR
• 2026-05-29 Price Changed $69,000 RHR
• 2026-05-26 Relisted — RHR
• 2026-05-05 Pending — RHR
• 2026-05-03 Listed $74,000 RHR
• 2025-12-29 Price Changed $89,000 LMLS
• 2025-12-19 Price Changed $97,500 LMLS
• 2025-12-11 Listed $105,000 LMLS
• 2023-09-17 Listing Removed — MLSRV
• 2023-08-04 Listed $130,000 MLSRV
• 2023-07-21 Coming Soon — MLSRV

Property tax history

+0.1%/yr

Latest (2025): $573 · +424.5% YoY. Source: county tax records.