5341 Robinson Tract Rd · Pulaski, VA 24301

$170,000

3 bd · 2.0 ba · 2,287 sqft · SingleFamily

Built 1980 7.00 ac lot

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom home is situated on a spacious 7-acre lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property is brimming with potential, though the home is in need of some repairs and updates. Inside, you'll find a functional layout with a large living area, a kitchen upsatirs and as well as a kitchen on the lower level. Outside, the sprawling 7-acre lot offers a peaceful, private setting with room for horses, livestock, or even to create your dream garden or outdoor retreat. With a little vision and effort, this home can be transformed into a beautiful country getaway or a forever family home. The possibilities are endless, making it a perfect investment for someone with a passion for renovation and a love for wide open spaces.

Key facts

• Room for horses
• Large living area
• Private setting

Tags

• SPACIOUS 7-ACRE LOT
• LARGE LIVING AREA
• KITCHEN ON LOWER LEVEL
• PRIVATE SETTING
• ROOM FOR HORSES
• ROOM FOR LIVESTOCK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $11 ($128/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 $135k (20.9% below list).
• Recommended offer: $135k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#297 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pulaski County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,541 (20.9% 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 B-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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-26,925
• Equity at exit: $25,348

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-22,798
• Equity at exit: $14,698

Cash invested: $47,600 (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 24301

• Active inventory: 114
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $11

Break-even live

Break-even rent $1,332

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $59	+0% $11	+5% $-37	+10% $-86
Rent	-10% $-96	-5% $-43	+0% $11	+5% $64	+10% $117
Rate	-1.0pp $96	-0.5pp $54	base $11	+0.5pp $-33	+1.0pp $-78

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2024-12-24
   status Pending

   Show marketing remark (801 chars)

   This charming 3-bedroom, 2-bathroom home is situated on a spacious 7-acre lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property is brimming with potential, though the home is in need of some repairs and updates. Inside, you'll find a functional layout with a large living area, a kitchen upsatirs and as well as a kitchen on the lower level. Outside, the sprawling 7-acre lot offers a peaceful, private setting with room for horses, livestock, or even to create your dream garden or outdoor retreat. With a little vision and effort, this home can be transformed into a beautiful country getaway or a forever family home. The possibilities are endless, making it a perfect investment for someone with a passion for renovation and a love for wide open spaces.

2. 2024-12-24
   status Pending 801-char remark

   Show marketing remark (801 chars)

   This charming 3-bedroom, 2-bathroom home is situated on a spacious 7-acre lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property is brimming with potential, though the home is in need of some repairs and updates. Inside, you'll find a functional layout with a large living area, a kitchen upsatirs and as well as a kitchen on the lower level. Outside, the sprawling 7-acre lot offers a peaceful, private setting with room for horses, livestock, or even to create your dream garden or outdoor retreat. With a little vision and effort, this home can be transformed into a beautiful country getaway or a forever family home. The possibilities are endless, making it a perfect investment for someone with a passion for renovation and a love for wide open spaces.

3. 2024-12-20
   listed $170,000 Active
4. 2024-12-19
   listed $170,000 Active 801-char remark

   Show marketing remark (801 chars)

   This charming 3-bedroom, 2-bathroom home is situated on a spacious 7-acre lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property is brimming with potential, though the home is in need of some repairs and updates. Inside, you'll find a functional layout with a large living area, a kitchen upsatirs and as well as a kitchen on the lower level. Outside, the sprawling 7-acre lot offers a peaceful, private setting with room for horses, livestock, or even to create your dream garden or outdoor retreat. With a little vision and effort, this home can be transformed into a beautiful country getaway or a forever family home. The possibilities are endless, making it a perfect investment for someone with a passion for renovation and a love for wide open spaces.

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$315/yr (+$26/mo · 29.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,145
• − Mortgage interest: −$9,523
• − Property taxes: −$1,079
• − Insurance: −$850
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,945
• Taxable loss: −$2,835
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $808/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Pulaski

• Score: 67/100
• State rank: #297
• US rank: #10639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,370

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.98%
• Current HPI: 144.6556
• 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

+0.0% since first listed

4 events — show timeline

• 2024-12-24 Pending — MLSRV
• 2024-12-24 Pending — NRVMLS
• 2024-12-20 Listed $170,000 MLSRV
• 2024-12-19 Listed $170,000 NRVMLS

Property tax history

-0.1%/yr

Latest (2026): $1,079 · +0.0% YoY. Source: county tax records.