170 Village Ct · Horse Pasture, VA 24112

$130,000

3 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 161 Days on market

Built 2002 0.65 ac lot $63/sqft · 39% below area Est $214k · 39% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2002 doublewide home on a permanent brick foundation featuring an open floor plan with over 2,000 sq ft (per tax records). This home offers 3 bedrooms and 2 full baths, plus a large kitchen, spacious dining room, formal living room, and a separate den with a dry bar—ideal for entertaining. A chain-link fence encloses most of the property, providing space for pets and outdoor enjoyment. Tucked in a quiet cul-de-sac, the setting offers added privacy. Priced to sell—seller will consider all offers. Buyer/Buyer's Agent to verify all information. All information is sourced from Henry County tax records and seller-provided details; square footage, year, and features to be verified by Buyer/Buyer's Agent. Please note: Electricity is on but home has been winterized. Additional photos to follow. Property being sold as-is, no repairs by seller. Cash offers only. Call agent for more information.

Key facts

• Open floor plan
• Spacious dining room
• Separate den

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• SPACIOUS DINING ROOM
• FORMAL LIVING ROOM
• SEPARATE DEN
• DRY BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (6.5% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.0% in Horse Pasture — 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 59/100 on livability (#459 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute 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: 256 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 $899 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 161 days — a 12% lower offer ($114k) 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

• 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $214,018
• List price: $130,000
• Delta: -39.26%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Washington Rd	0.09mi	3/2.5	1,953 (-5%)	6mo	$234,000	$120	80

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,305
• Equity at exit: $19,383

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $6,881
• Equity at exit: $11,240

Cash invested: $36,400 (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 24112

• Active inventory: 256
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $186

Break-even live

Break-even rent $981

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $259	-5% $222	+0% $186	+5% $149	+10% $112
Rent	-10% $90	-5% $138	+0% $186	+5% $234	+10% $282
Rate	-1.0pp $251	-0.5pp $219	base $186	+0.5pp $152	+1.0pp $118

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 161 DOM
2. 2026-06-18
   days on market $130,000 Active 160 DOM
3. 2026-06-17
   days on market $130,000 Active 159 DOM
4. 2026-06-16
   days on market $130,000 Active 158 DOM
5. 2026-06-15
   days on market $130,000 Active 157 DOM
6. 2026-06-14
   days on market $130,000 Active 155 DOM
7. 2026-06-12
   days on market $130,000 Active 154 DOM
8. 2026-06-09
   days on market $130,000 Active 151 DOM
9. 2026-06-08
   days on market $130,000 Active 150 DOM
10. 2026-06-07
    days on market $130,000 Active 149 DOM
11. 2026-06-03
    days on market $130,000 Active 145 DOM
12. 2026-06-02
    days on market $130,000 Active 144 DOM
13. 2026-06-01
    days on market $130,000 Active 143 DOM
14. 2026-05-31
    days on market $130,000 Active 142 DOM
15. 2026-05-30
    days on market $130,000 Active 141 DOM
16. 2026-03-13
    status Active 909-char remark

    Show marketing remark (909 chars)

    2002 doublewide home on a permanent brick foundation featuring an open floor plan with over 2,000 sq ft (per tax records). This home offers 3 bedrooms and 2 full baths, plus a large kitchen, spacious dining room, formal living room, and a separate den with a dry bar—ideal for entertaining. A chain-link fence encloses most of the property, providing space for pets and outdoor enjoyment. Tucked in a quiet cul-de-sac, the setting offers added privacy. Priced to sell—seller will consider all offers. Buyer/Buyer's Agent to verify all information. All information is sourced from Henry County tax records and seller-provided details; square footage, year, and features to be verified by Buyer/Buyer's Agent. Please note: Electricity is on but home has been winterized. Additional photos to follow. Property being sold as-is, no repairs by seller. Cash offers only. Call agent for more information.

17. 2026-02-04
    historical Active Under Contract 909-char remark

    Show marketing remark (909 chars)

    2002 doublewide home on a permanent brick foundation featuring an open floor plan with over 2,000 sq ft (per tax records). This home offers 3 bedrooms and 2 full baths, plus a large kitchen, spacious dining room, formal living room, and a separate den with a dry bar—ideal for entertaining. A chain-link fence encloses most of the property, providing space for pets and outdoor enjoyment. Tucked in a quiet cul-de-sac, the setting offers added privacy. Priced to sell—seller will consider all offers. Buyer/Buyer's Agent to verify all information. All information is sourced from Henry County tax records and seller-provided details; square footage, year, and features to be verified by Buyer/Buyer's Agent. Please note: Electricity is on but home has been winterized. Additional photos to follow. Property being sold as-is, no repairs by seller. Cash offers only. Call agent for more information.

18. 2026-01-09
    listed $130,000 Active 909-char remark

    Show marketing remark (909 chars)

    2002 doublewide home on a permanent brick foundation featuring an open floor plan with over 2,000 sq ft (per tax records). This home offers 3 bedrooms and 2 full baths, plus a large kitchen, spacious dining room, formal living room, and a separate den with a dry bar—ideal for entertaining. A chain-link fence encloses most of the property, providing space for pets and outdoor enjoyment. Tucked in a quiet cul-de-sac, the setting offers added privacy. Priced to sell—seller will consider all offers. Buyer/Buyer's Agent to verify all information. All information is sourced from Henry County tax records and seller-provided details; square footage, year, and features to be verified by Buyer/Buyer's Agent. Please note: Electricity is on but home has been winterized. Additional photos to follow. Property being sold as-is, no repairs by seller. Cash offers only. Call agent for more information.

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$598/yr (+$50/mo · 127.6%)

ⓘ 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 ≥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: $14,590
• − Mortgage interest: −$7,282
• − Property taxes: −$468
• − Insurance: −$650
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,782
• Taxable income: $73
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,209/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 — Horse Pasture

• Score: 59/100
• State rank: #459
• US rank: #19596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martinsville City · 31,028 people
• Metro: Martinsville, VA
• Population (ZIP): 31,028
• Household income: $48,770
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 888.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% 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: ▼ -95.37%
• Current HPI: 172.4393
• Rent YoY: —
• Metro: Martinsville, VA
• 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

3 events — show timeline

• 2026-03-13 Relisted — MHPCAR
• 2026-02-04 Contingent — MHPCAR
• 2026-01-09 Listed $130,000 MHPCAR

Property tax history

+1.5%/yr

Latest (2025): $468 · +0.0% YoY. Source: county tax records.