479 Trenthill Dr · Bassett, VA 24055

$36,500

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 8 Days on market

Built 1940 0.42 ac lot

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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 +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Seller financing available, 20% down. Home needs complete remodel. Beautiful lot, that is convenient to both Greensboro and Danville. Sold as is, where is. PLEASE DO NOT ENTER, HOME IS NOT SAFE!l Seller is a licensed real estate agent in VA and MD.

Key facts

• 0.42 acre lot
• 6 parking spots
• Built 1940

Property features AI

Finance

• Other: Tax annual amount reported as $198
• Financial info: Listing price was $36,500 (from listing info)

Exterior

• Parking: About 6 open parking spaces
• Home design: Residential property; Built in 1940
• Construction: Year built: 1940
• Exterior features: Off-street parking; Lot of approximately 0.42 acres

Interior

• Bedrooms: 2 bedrooms total; 1 main-level bedroom
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Heating: see remarks
• Interior features: Wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Cap rate 25.8% vs local median 3.3% in Bassett — 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 64/100 on livability (#348 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, 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: 76 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 $252 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $12k; list at $36k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,500

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.80% ✓
• Cap rate: 25.75%
• Cash-on-cash: 69.50%
• DSCR: 4.09
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $117,914
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Trenthill Dr	0.00mi	2/1.0	1,102 (0%)	2mo	$12,500	$11	99
125 Ormond Dr	0.34mi	2/1.0	1,077 (-2%)	15mo	$115,000	$107	68

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: 69.0%
• Equity multiple: 4.11×
• Total profit: $31,778
• Equity at exit: $5,442

10-year hold

• IRR: 73.1%
• Equity multiple: 8.46×
• Total profit: $76,190
• Equity at exit: $3,156

Cash invested: $10,220 (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 24055

• Home prices YoY: -2.3%
• Active inventory: 76
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$191
• Tax from tax record: −$10 /mo · $123/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $592

Break-even live

Break-even rent $274

Max offer price $36,500

Occupancy floor 37%

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: $9,125
• Closing costs: $1,095
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $36,500 Active 8 DOM
2. 2026-06-18
   days on market $36,500 Active 7 DOM
3. 2026-06-17
   days on market $36,500 Active 6 DOM
4. 2026-06-16
   days on market $36,500 Active 5 DOM
5. 2026-06-15
   days on market $36,500 Active 4 DOM
6. 2026-06-14
   days on market $36,500 Active 2 DOM
7. 2026-06-12
   remarks 256-char remark
8. 2026-06-12
   listed $36,500 Active 1 DOM

ⓘ 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: $123 · $10/mo
• Projected year-2 tax: $299 · $25/mo
• Expected delta: +$177/yr (+$15/mo · 144.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,285
• − Mortgage interest: −$2,045
• − Property taxes: −$123
• − Insurance: −$182
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,062
• Taxable income: $6,908
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $5,445/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 — Bassett

• Score: 64/100
• State rank: #348
• US rank: #13854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,520
• Population (ZIP): 11,520

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -5.19%
• Current HPI: 217.0023
• 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

+170.4% since first listed

10 events — show timeline

• 2026-06-10 Listed $36,500 MLSRV
• 2026-06-10 Listed $36,500 MLSRV
• 2026-05-08 Sold (Public Records) $12,500 Public Records
• 2026-05-06 Sold (MLS) $12,500 MHPCAR
• 2026-05-06 Sold (MLS) $12,500 MLSRV
• 2026-04-18 Pending — MLSRV
• 2026-04-17 Pending — MHPCAR
• 2026-04-15 Listed $18,000 MLSRV
• 2026-04-13 Listed $18,000 MHPCAR
• 2025-03-31 Sold (Public Records) $13,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $123 · +0.0% YoY. Source: county tax records.