79 Ridgemont Cir · Collinsville, VA 24078

$625,000

None bd · None ba · — sqft · MultiFamily · 93 Days on market

Built 1984 Good condition 1.30 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

ISO BACK UP OFFERS as the current contract has contingencies. Newly renovated 8 unit apartments, one bedroom, one bath each in a private setting in the Collinsville area of Henry County, VA. Renovations include luxury vinyl plank flooring, fresh paint, and new fixtures. Roof replaced in 2022-2023 per previous owner. Schools, shopping, hospital and two colleges are within 10 miles. Easy commute north to Roanoke (45 min drive) , south to Greensboro, NC (1 hr drive) and east to Danville, VA (30 min). As renovations are being completed now, the units are vacant. The income listed is based on projected rent of $750 per unit or $72K annually. Minimal expenses include real estate taxes, insurance, PSA water & sewer and dumpster of approximately $10K per year. Income producing laundry room included. Lot size, rents and expenses are estimated. Buyer to verify. Call now for an appointment to view this upscale investment opportunity.

Key facts

• 1.3 acre lot
• 16 parking spots
• Built 1984

Property features AI

Finance

• Financial info: Gross scheduled income: $72,000; Gross income: $72,000; Net operating income: $62,000; Operating expense: $10,000

Exterior

• Parking: 16 total parking spaces; 62,000 covered parking spaces reported
• Utilities: Owner pays water and trash disposal
• Home design: Multifamily apartment; Built in 1984
• Exterior features: Situated on a 1.3-acre lot; Directions: From Rte 220S to Bus-Rte220S to Right at 5th Ave, Left at Belmont St which turns into Longview St, Left at Ridgemont Circle, property at end of circle.

Interior

• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Eight-unit apartment building

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $625k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive. Per door: $69/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $617k (1.3% below list).
• Recommended offer: $569k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.9% in Collinsville — 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 (#265 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Meadow View Elementary (math 39% / reading 57%, grade D, #787 of 1,108 statewide, top 72%, 674 students, 88% FRL); Fieldale-Collinsville Middle (math 43% / reading 76%, grade B, #160 of 342 statewide, top 48%, 805 students, 99% FRL); Bassett High (math 54% / reading 78%, grade B, #200 of 319 statewide, top 64%, 1,107 students, 99% FRL) — zoned schools average 96% FRL vs 62% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k of loan paydown is wiped out by about $19k 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 93 days — a 9% lower offer ($569k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $240k; list at $625k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $568,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $184,041
• List price: $625,000
• Delta: 239.60%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Other	0.69mi	8/8.0	5,720	23mo	$400,000	$70	36

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-65,882
• Equity at exit: $93,190

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-11,533
• Equity at exit: $54,039

Cash invested: $175,000 (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 24078

• Home prices YoY: -19.3%
• Active inventory: 35
• Price-to-rent: 67.5×

Monthly cashflow live

• Estimated rent: $6,169 high
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,295
• Net cashflow: $554

Break-even live

Break-even rent $5,467

Max offer price $625,000

Occupancy floor 86%

Sensitivity live

Price	-10% $986	-5% $770	+0% $554	+5% $338	+10% $122
Rent	-10% $67	-5% $311	+0% $554	+5% $798	+10% $1,042
Rate	-1.0pp $869	-0.5pp $713	base $554	+0.5pp $392	+1.0pp $228

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$6,168
Total (8 units)			$6,169

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Ridgemont Cir Apt 5 Collinsville, VA	1.0	1.0	750	$750	$1.00	45d	1	0.03mi
79 Ridgemont Cir Apt 7 Collinsville, VA	1.0	1.0	750	$825	$1.10	45d	1	0.03mi
79 Ridgemont Cir Unit 3 Collinsville, VA	1.0	1.0	750	$800	$1.07	45d	1	0.03mi
126 Franks Ct Collinsville, VA	1.0	1.0	500	$687	$1.37	45d	1	0.20mi
70 Franks Ct Collinsville, VA	1.0	1.0	600	$687	$1.15	45d	1	0.25mi
45 Vera Dr Unit 9 Collinsville, VA	2.0	1.0	800	$800	$1.00	45d	1	0.38mi
115 Belva Ln Collinsville, VA	2.0	1.0	—	$800	—	15d	1	0.47mi

Listing history 22 events

1. 2026-06-21
   days on market $625,000 Active 93 DOM
2. 2026-06-19
   days on market $625,000 Active 91 DOM
3. 2026-06-18
   days on market $625,000 Active 90 DOM
4. 2026-06-17
   days on market $625,000 Active 89 DOM
5. 2026-06-16
   days on market $625,000 Active 88 DOM
6. 2026-06-15
   days on market $625,000 Active 87 DOM
7. 2026-06-14
   days on market $625,000 Active 85 DOM
8. 2026-06-12
   days on market $625,000 Active 84 DOM
9. 2026-06-09
   days on market $625,000 Active 81 DOM
10. 2026-06-08
    days on market $625,000 Active 80 DOM
11. 2026-06-07
    days on market $625,000 Active 79 DOM
12. 2026-06-03
    days on market $625,000 Active 75 DOM
13. 2026-06-02
    days on market $625,000 Active 74 DOM
14. 2026-06-01
    days on market $625,000 Active 73 DOM
15. 2026-05-31
    days on market $625,000 Active 72 DOM
16. 2026-05-30
    days on market $625,000 Active 71 DOM
17. 2026-04-30
    historical Active Under Contract 942-char remark

    Show marketing remark (942 chars)

    ISO BACK UP OFFERS as the current contract has contingencies. Newly renovated 8 unit apartments, one bedroom, one bath each in a private setting in the Collinsville area of Henry County, VA. Renovations include luxury vinyl plank flooring, fresh paint, and new fixtures. Roof replaced in 2022-2023 per previous owner. Schools, shopping, hospital and two colleges are within 10 miles. Easy commute north to Roanoke (45 min drive) , south to Greensboro, NC (1 hr drive) and east to Danville, VA (30 min). As renovations are being completed now, the units are vacant. The income listed is based on projected rent of $750 per unit or $72K annually. Minimal expenses include real estate taxes, insurance, PSA water & sewer and dumpster of approximately $10K per year. Income producing laundry room included. Lot size, rents and expenses are estimated. Buyer to verify. Call now for an appointment to view this upscale investment opportunity.

18. 2026-03-20
    listed $625,000 Active
19. 2026-03-19
    listed $625,000 Active 942-char remark

    Show marketing remark (942 chars)

    ISO BACK UP OFFERS as the current contract has contingencies. Newly renovated 8 unit apartments, one bedroom, one bath each in a private setting in the Collinsville area of Henry County, VA. Renovations include luxury vinyl plank flooring, fresh paint, and new fixtures. Roof replaced in 2022-2023 per previous owner. Schools, shopping, hospital and two colleges are within 10 miles. Easy commute north to Roanoke (45 min drive) , south to Greensboro, NC (1 hr drive) and east to Danville, VA (30 min). As renovations are being completed now, the units are vacant. The income listed is based on projected rent of $750 per unit or $72K annually. Minimal expenses include real estate taxes, insurance, PSA water & sewer and dumpster of approximately $10K per year. Income producing laundry room included. Lot size, rents and expenses are estimated. Buyer to verify. Call now for an appointment to view this upscale investment opportunity.

20. 2026-03-17
    historical $625,000
21. 2022-12-27
    soldstatus $240,000 44-char remark

    Show marketing remark (44 chars)

    COMP PURPOSES ONLY . Sq ft is per tax ticket

22. 2022-12-21
    listed $255,000 44-char remark

    Show marketing remark (44 chars)

    COMP PURPOSES ONLY . Sq ft is per tax ticket

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $74,028
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,922
• − Management: −$5,922
• − Depreciation: −$18,182
• Taxable loss: −$3,508
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $7,493/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with recent renovations, including new flooring, paint, and HVAC systems. It is move-in ready and offers a good investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Upgrading HVAC systems — Modernizes systems and improves comfort and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Upgrading HVAC systems — Modernizes systems and improves comfort and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Collinsville

• Score: 68/100
• State rank: #265
• US rank: #9378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, VA
• City population: 7,217
• Population (ZIP): 7,217

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 (67%)
• Race & ethnicity: White 67% Black 18% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% Arabic 1% 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: ▼ -39.80%
• Current HPI: 166.2533
• 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

+145.1% since first listed

6 events — show timeline

• 2026-04-30 Contingent — MHPCAR
• 2026-03-20 Listed $625,000 MLSRV
• 2026-03-19 Listed $625,000 MHPCAR
• 2026-03-17 Coming Soon $625,000 MLSRV
• 2022-12-27 Sold (MLS) $240,000 MHPCAR
• 2022-12-21 Listed $255,000 MHPCAR