24 Robertson Dr · Stuart, VA 24171

$39,000

2 bd · 1.0 ba · 930 sqft · SingleFamily · 80 Days on market

Built 1940 0.70 ac lot $42/sqft · 60% below area

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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
• Schools +6.1/10.0
• 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

Opportunity awaits with this 1940s home, full of potential. Situated on approximately 0.7 acres, this property offers a peaceful setting with plenty of space to make it your own. Home features a covered front porch, four room layout, a full bathroom, and many original features. While the home does need complete repair, it provides a great chance for investors, renovators, or buyers looking to bring new life to a classic property. Outside, the property includes a detached carport, multiple outbuildings for storage or workshop space, and an animal enclosure—ideal for chickens. With usable land and existing structures already in place, the possibilities here are wide open. Bring your vision and restore this property to its full potential!

Key facts

• Covered front porch
• Detached carport
• Animal enclosure

Tags

• COVERED FRONT PORCH
• DETACHED CARPORT
• MULTIPLE OUTBUILDINGS
• ANIMAL ENCLOSURE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 3.2% in Stuart — 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 (#281 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Patrick County Public School District (rural): math 69% / reading 77% proficiency, ranked #18 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Stuart Elementary (math 75% / reading 81%, grade A, #164 of 1,108 statewide, top 15%, 380 students, 81% FRL); Hardin Reynolds Memorial School (math 67% / reading 77%, grade A, #65 of 342 statewide, top 21%, 217 students, 82% FRL); Patrick County High (math 66% / reading 76%, grade B+, #146 of 319 statewide, top 47%, 851 students, 82% FRL) — zoned schools average 81% FRL vs 45% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 28 units permitted in Patrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Patrick County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($37k) 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.
• Current owner paid $7k; list at $39k implies a 474% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1940 — 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 A-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: 2.25% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.24%
• DSCR: 3.28
• GRM: 3.7

CMA / ARV

• ARV (median comp): $96,961
• List price: $39,000
• Delta: -59.78%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.1%
• Equity multiple: 3.14×
• Total profit: $23,366
• Equity at exit: $5,815

10-year hold

• IRR: 54.6%
• Equity multiple: 6.36×
• Total profit: $58,538
• Equity at exit: $3,372

Cash invested: $10,920 (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 24171

• Home prices YoY: -21.3%
• Active inventory: 107
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$7 /mo · $85/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $466

Break-even live

Break-even rent $288

Max offer price $39,000

Occupancy floor 42%

Sensitivity live

Price	-10% $488	-5% $477	+0% $466	+5% $455	+10% $398
Rent	-10% $397	-5% $432	+0% $466	+5% $501	+10% $536
Rate	-1.0pp $486	-0.5pp $476	base $466	+0.5pp $456	+1.0pp $446

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $39,000 Active 80 DOM
2. 2026-06-21
   days on market $39,000 Active 79 DOM
3. 2026-06-19
   days on market $39,000 Active 77 DOM
4. 2026-06-18
   days on market $39,000 Active 76 DOM
5. 2026-06-17
   days on market $39,000 Active 75 DOM
6. 2026-06-16
   days on market $39,000 Active 74 DOM
7. 2026-06-15
   days on market $39,000 Active 73 DOM
8. 2026-06-14
   days on market $39,000 Active 71 DOM
9. 2026-06-12
   days on market $39,000 Active 70 DOM
10. 2026-06-09
    days on market $39,000 Active 67 DOM
11. 2026-06-08
    days on market $39,000 Active 66 DOM
12. 2026-06-07
    days on market $39,000 Active 65 DOM
13. 2026-06-05
    days on market $39,000 Active 62 DOM
14. 2026-06-03
    days on market $39,000 Active 61 DOM
15. 2026-06-02
    days on market $39,000 Active 60 DOM
16. 2026-06-01
    days on market $39,000 Active 59 DOM
17. 2026-05-31
    days on market $39,000 Active 58 DOM
18. 2026-05-30
    days on market $39,000 Active 57 DOM
19. 2026-04-13
    status Active 751-char remark

    Show marketing remark (751 chars)

    Opportunity awaits with this 1940s home, full of potential. Situated on approximately 0.7 acres, this property offers a peaceful setting with plenty of space to make it your own. Home features a covered front porch, four room layout, a full bathroom, and many original features. While the home does need complete repair, it provides a great chance for investors, renovators, or buyers looking to bring new life to a classic property. Outside, the property includes a detached carport, multiple outbuildings for storage or workshop space, and an animal enclosure—ideal for chickens. With usable land and existing structures already in place, the possibilities here are wide open. Bring your vision and restore this property to its full potential!

20. 2026-03-16
    status Pending 751-char remark

    Show marketing remark (751 chars)

    Opportunity awaits with this 1940s home, full of potential. Situated on approximately 0.7 acres, this property offers a peaceful setting with plenty of space to make it your own. Home features a covered front porch, four room layout, a full bathroom, and many original features. While the home does need complete repair, it provides a great chance for investors, renovators, or buyers looking to bring new life to a classic property. Outside, the property includes a detached carport, multiple outbuildings for storage or workshop space, and an animal enclosure—ideal for chickens. With usable land and existing structures already in place, the possibilities here are wide open. Bring your vision and restore this property to its full potential!

21. 2026-03-06
    listed $39,000 Active 751-char remark

    Show marketing remark (751 chars)

    Opportunity awaits with this 1940s home, full of potential. Situated on approximately 0.7 acres, this property offers a peaceful setting with plenty of space to make it your own. Home features a covered front porch, four room layout, a full bathroom, and many original features. While the home does need complete repair, it provides a great chance for investors, renovators, or buyers looking to bring new life to a classic property. Outside, the property includes a detached carport, multiple outbuildings for storage or workshop space, and an animal enclosure—ideal for chickens. With usable land and existing structures already in place, the possibilities here are wide open. Bring your vision and restore this property to its full potential!

22. 2021-11-12
    soldstatus $6,800

ⓘ 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: $85 · $7/mo
• Projected year-2 tax: $320 · $27/mo
• Expected delta: +$235/yr (+$20/mo · 277.7%)

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

Taxation est. · year 1

• Rental income: $10,544
• − Mortgage interest: −$2,185
• − Property taxes: −$85
• − Insurance: −$195
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$1,135
• Taxable income: $5,258
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $4,334/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: Patrick County Public School District
• NCES district ID: 5102880
• Math proficiency: 69% ▼ -23.00%
• Reading proficiency: 77% ▼ -8.00%
• Median HH income: $36,331
• Composite: 60.52/100
• National rank: #842
• State rank: #18 of 131 in VA

Livability — Stuart

• Score: 68/100
• State rank: #281
• US rank: #10079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,713

Population outlook (Patrick County) Hauer SSP2

• Today (2025): 16,918 people
• By 2030: 16,097 · -4.9%
• By 2040: 14,317 · -15.4%
• By 2050: 12,476 · -26.3%
• By 2075: 9,051 · -46.5%
• By 2100: 6,138 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Patrick

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.9%
• 2008→2024 swing: -29.8pp toward R · 2008: -30.6pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.0 2016: R+55.2 2012: R+38.9 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.92%
• Current HPI: 147.2776
• 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

+473.5% since first listed

4 events — show timeline

• 2026-04-13 Relisted — MHPCAR
• 2026-03-16 Pending — MHPCAR
• 2026-03-06 Listed $39,000 MHPCAR
• 2021-11-12 Sold (Public Records) $6,800 Public Records

Property tax history

+2.4%/yr

Latest (2026): $85 · +0.0% YoY. Source: county tax records.