3145 Doe Run Rd · Henry Fork, VA 24151

$133,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 55 Days on market

Built 1950 0.81 ac lot $101/sqft · at area comps Est $185k · 28% under ↓ 33% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• Schools +6.0/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy One-Level Living in this 3Bed/1Bath Home Convenient to Amenities in Rocky Mount - sold As-Is. Garden Space, Storage Shed. Within Minutes of Amenities in Rocky Mount: Restaurants, Banking, Shopping, Medical & more! Agents: See Private Remarks.

Key facts

• One-level living
• Storage shed
• Garden space

Tags

• ONE-LEVEL LIVING
• GARDEN SPACE
• STORAGE SHED
• CONVENIENT TO AMENITIES

Property features AI

Finance

• Other: Property sits on approximately 0.81 acres
• Financial info: Annual tax amount listed

Exterior

• Parking: Off-street parking
• Utilities: Has heating and cooling; Heat pump (electric); Forced air electric
• Home design: Residential property; Built in 1950
• Exterior features: Off-street parking

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump (electric) for heating and cooling; Forced air electric heating
• Interior features: Flue available; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#346 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Sontag Elementary (math 72% / reading 72%, grade A-, #273 of 1,108 statewide, top 27%, 241 students, 76% FRL); Benjamin Franklin Middle (math 64% / reading 72%, grade A-, #94 of 342 statewide, top 28%, 1,397 students, 74% FRL); Franklin County High (math 79% / reading 82%, grade A, #57 of 319 statewide, top 18%, 1,904 students, 74% FRL) — zoned schools average 75% FRL vs 45% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,883 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $185,452
• List price: $133,900
• Delta: -27.80%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3266 Doe Run Rd	0.19mi	3/1.0	1,305 (-1%)	0mo	$180,000	$138	89

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,336
• Equity at exit: $19,965

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $24,921
• Equity at exit: $11,577

Cash invested: $37,492 (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 24151

• Home prices YoY: -13.4%
• Active inventory: 193
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$702
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $320

Break-even live

Break-even rent $1,027

Max offer price $133,900

Occupancy floor 73%

Sensitivity live

Price	-10% $396	-5% $358	+0% $320	+5% $283	+10% $245
Rent	-10% $207	-5% $264	+0% $320	+5% $377	+10% $434
Rate	-1.0pp $388	-0.5pp $355	base $320	+0.5pp $286	+1.0pp $250

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $133,900 Active 55 DOM
2. 2026-06-17
   days on market $133,900 Active 54 DOM
3. 2026-06-16
   days on market $133,900 Active 53 DOM
4. 2026-06-15
   days on market $133,900 Active 52 DOM
5. 2026-06-14
   days on market $133,900 Active 50 DOM
6. 2026-06-13
   days on market $133,900 Active 49 DOM
7. 2026-06-10
   days on market $133,900 Active 47 DOM
8. 2026-06-09
   days on market $133,900 Active 46 DOM
9. 2026-06-08
   days on market $133,900 Active 45 DOM
10. 2026-06-07
    days on market $133,900 Active 44 DOM
11. 2026-06-02
    days on market $133,900 Active 39 DOM
12. 2026-06-01
    days on market $133,900 Active 38 DOM
13. 2026-05-31
    days on market $133,900 Active 37 DOM
14. 2026-05-30
    days on market $133,900 Active 36 DOM
15. 2026-04-24
    listed $139,900 Active 254-char remark
16. 2026-04-17
    status Active
17. 2026-03-18
    status Pending
18. 2026-03-18
    historical
19. 2026-02-27
    price $163,500
20. 2026-01-14
    price $165,000
21. 2025-12-04
    price $179,900
22. 2025-11-01
    price $189,900
23. 2025-10-08
    listed $199,900 Active

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: +$459/yr (+$38/mo · 71.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,190
• − Mortgage interest: −$7,500
• − Property taxes: −$639
• − Insurance: −$670
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,895
• Taxable income: $1,735
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,429/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: Franklin County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Henry Fork

• Score: 64/100
• State rank: #346
• US rank: #13818

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

• County: Franklin County · 18,154 people
• City population: 18,256
• Metro: Roanoke, VA
• Population (ZIP): 18,154
• Household income: $65,223
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 462.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.83%
• Current HPI: 204.9607
• Rent YoY: —
• Metro: Roanoke, 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

-33.0% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $133,900 MLSRV
• 2026-04-24 Listed $139,900 MLSRV
• 2026-04-17 Relisted — MLSRV
• 2026-03-18 Pending — MLSRV
• 2026-03-18 Listing Removed — MLSRV
• 2026-02-27 Price Changed $163,500 MLSRV
• 2026-01-14 Price Changed $165,000 MLSRV
• 2025-12-04 Price Changed $179,900 MLSRV
• 2025-11-01 Price Changed $189,900 MLSRV
• 2025-10-08 Listed $199,900 MLSRV

Property tax history

+4.3%/yr

Latest (2025): $639 · +0.0% YoY. Source: county tax records.