605 Mineral Ave · Mineral, VA 23117

$339,500

4 bd · 1.5 ba · 2,450 sqft · SingleFamily public records · 38 Days on market

Built 1899 0.52 ac lot $139/sqft · 9% below area Est $373k · 9% under

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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).

• ARV discount +11.5/15.0
• Cash flow +10.8/30.0
• Schools +6.0/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting the J. S. Harlow/ Talley House(1900-1920) in historic Mineral, Virginia. This Folk Victorian two-story, 3 bedroom/1.5 bath home is zoned both commercial and residential. The beautiful front porch invites folks to sit and visit for a while! Original hardwood floors and door trim add to the charm of this gem. The kitchen has an industrial sink and plenty of room to add an island. Home has been used as commercial space in the past but is currently a residence. Lots of possibilities for the buyer that appreciates historical homes!

Key facts

• 0.52 acre lot
• 8 parking spots
• Built 1899

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Additional parcels total approximately 0.25 acres behind the house

Exterior

• Parking: Private paved parking lot; Parking lot with 8 spaces (total 8 garage/parking spaces)
• Security: Exterior flood lighting
• Utilities: Public water; Public sewer; Electric service 200+ amp, 120/240V with circuit breakers; Electric hot water; Cable and phone available; Municipal trash service
• Home design: Detached single-family home; Metal roof; Bay/bow windows; Wood frame window construction; Estimated year built
• Construction: Stick-built construction; Aluminum siding; Copper plumbing; Crawl space foundation with block; Storage barn/shed on property
• Exterior features: Porch(es); Deck(s); Roofed outdoor living area; Outbuilding(s) including storage barn/shed; Sidewalks; Street lights; Flood lights; Gutter system; Picket and privacy fencing; Corner lot with rear yard and road frontage; Three parcels (house lot plus two vacant parcels behind the house)

Interior

• Kitchen: Stainless steel appliances; Refrigerator; Stove
• Bedrooms: Three bedrooms on the first upper level
• Flooring: Hardwood floors
• Bathrooms: One full bath (upper level); One half bath (main level)
• Heating & cooling: Forced air heating; Heat pump with electric backup; Zoned heating/cooling; Programmable thermostat; Whole house fan; Window air conditioning units
• Interior features: Built-in shelving; Chair railings; Crown moldings; Formal separate dining room; Country-style kitchen; Plaster and drywall walls
• Laundry & utility: Washer and dryer included; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (29.2% below list).
• Recommended offer: $240k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.2% in Mineral — 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 69/100 on livability (#246 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F.
• Louisa County Public School District (rural): math 64% / reading 77% proficiency, ranked #19 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 292 active listings in the ZIP; 408 units permitted in Louisa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Louisa County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $200k; list at $340k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• 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 $240,469 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.71% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $372,603
• List price: $339,500
• Delta: -8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Richmond Ave	0.26mi	4/2.5	2,251 (-8%)	8mo	$409,990	$182	64
535 St Marys Ave	0.07mi	5/3.0 (+1)	2,750 (+12%)	6mo	$373,500	$136	61
529 St Marys Ave	0.09mi	5/3.0 (+1)	2,750 (+12%)	10mo	$403,000	$147	56
403 Richmond Ave	0.27mi	5/3.0 (+1)	2,192 (-10%)	12mo	$424,990	$194	49
701 W 9th St	0.54mi	5/2.5 (+1)	2,700 (+10%)	1mo	$460,000	$170	48
804 Chestnut Ave	0.48mi	3/3.0 (-1)	2,800 (+14%)	1mo	$360,000	$129	42

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-65,071
• Equity at exit: $50,621

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-70,009
• Equity at exit: $29,354

Cash invested: $95,060 (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 23117

• Home prices YoY: -9.3%
• Active inventory: 292
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,405 medium
• Mortgage (P&I): −$1,780
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-156

Break-even live

Break-even rent $2,602

Max offer price $311,998

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-60	+0% $-156	+5% $-252	+10% $-348
Rent	-10% $-346	-5% $-251	+0% $-156	+5% $-61	+10% $34
Rate	-1.0pp $15	-0.5pp $-69	base $-156	+0.5pp $-244	+1.0pp $-333

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: $84,875
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $339,500 Active 38 DOM
2. 2026-06-18
   days on market $339,500 Active 35 DOM
3. 2026-06-17
   price $339,500 Active 34 DOM
4. 2026-06-17
   days on market $349,500 Active 34 DOM
5. 2026-06-16
   days on market $349,500 Active 33 DOM
6. 2026-06-15
   days on market $349,500 Active 32 DOM
7. 2026-06-13
   days on market $349,500 Active 30 DOM
8. 2026-06-13
   days on market $349,500 Active 29 DOM
9. 2026-06-09
   days on market $349,500 Active 26 DOM
10. 2026-06-08
    days on market $349,500 Active 25 DOM
11. 2026-06-07
    days on market $349,500 Active 24 DOM
12. 2026-06-04
    days on market $349,500 Active 21 DOM
13. 2026-06-03
    days on market $349,500 Active 20 DOM
14. 2026-06-02
    days on market $349,500 Active 19 DOM
15. 2026-06-01
    days on market $349,500 Active 18 DOM
16. 2026-05-31
    days on market $349,500 Active 17 DOM
17. 2026-05-15
    listed $349,500 Active 2347-char remark
18. 2026-04-28
    historical $349,500 2347-char remark
19. 2020-11-04
    soldstatus $200,001
20. 2020-11-03
    soldstatus $200,001 543-char remark

    Show marketing remark (544 chars)

    Presenting the J. S. Harlow/ Talley House (1900-1920) in historic Mineral, Virginia. This Folk Victorian two-story, 3 bedroom/1.5 bath home is zoned both commercial and residential. The beautiful front porch invites folks to sit and visit for a while! Original hardwood floors and door trim add to the charm of this gem. The kitchen has an industrial sink and plenty of room to add an island. Home has been used as commercial space in the past but is currently a residence. Lots of possibilities for the buyer that appreciates historical homes!

21. 2020-11-03
    soldstatus $200,000

    Show marketing remark (544 chars)

    Presenting the J. S. Harlow/ Talley House (1900-1920) in historic Mineral, Virginia. This Folk Victorian two-story, 3 bedroom/1.5 bath home is zoned both commercial and residential. The beautiful front porch invites folks to sit and visit for a while! Original hardwood floors and door trim add to the charm of this gem. The kitchen has an industrial sink and plenty of room to add an island. Home has been used as commercial space in the past but is currently a residence. Lots of possibilities for the buyer that appreciates historical homes!

22. 2020-09-29
    listed $170,000

    Show marketing remark (544 chars)

    Presenting the J. S. Harlow/ Talley House (1900-1920) in historic Mineral, Virginia. This Folk Victorian two-story, 3 bedroom/1.5 bath home is zoned both commercial and residential. The beautiful front porch invites folks to sit and visit for a while! Original hardwood floors and door trim add to the charm of this gem. The kitchen has an industrial sink and plenty of room to add an island. Home has been used as commercial space in the past but is currently a residence. Lots of possibilities for the buyer that appreciates historical homes!

23. 2020-09-11
    listed $170,000 543-char remark

    Show marketing remark (543 chars)

    Presenting the J. S. Harlow/ Talley House(1900-1920) in historic Mineral, Virginia. This Folk Victorian two-story, 3 bedroom/1.5 bath home is zoned both commercial and residential. The beautiful front porch invites folks to sit and visit for a while! Original hardwood floors and door trim add to the charm of this gem. The kitchen has an industrial sink and plenty of room to add an island. Home has been used as commercial space in the past but is currently a residence. Lots of possibilities for the buyer that appreciates historical homes!

24. 2017-05-25
    soldstatus $100,000
25. 2017-05-25
    soldstatus $100,000
26. 2017-01-09
    listed $124,950
27. 2017-01-09
    historical
28. 2016-07-11
    listed $164,950
29. 2016-07-08
    historical
30. 2016-06-12
    historical
31. 2016-03-11
    listed $189,950
32. 2016-01-11
    listed $189,950
33. 2016-01-10
    historical
34. 2016-01-08
    listed $199,900
35. 2015-12-31
    historical
36. 2014-04-02
    listed $199,900
37. 2014-04-01
    historical
38. 2014-03-31
    historical
39. 2014-02-19
    listed $209,000
40. 2012-12-05
    listed $209,000
41. 2007-02-26
    soldstatus $222,500
42. 2007-02-26
    soldstatus $222,500
43. 2006-10-28
    listed $222,500
44. 2006-10-28
    listed $222,500

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $2,784 · $232/mo
• Expected delta: +$1,181/yr (+$98/mo · 73.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $28,856
• − Mortgage interest: −$19,017
• − Property taxes: −$1,603
• − Insurance: −$1,698
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$9,876
• Taxable loss: −$7,954
• Est. tax savings @ 24.0%: +$1,909
• After-tax cash flow: $41/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: Louisa County Public School District
• NCES district ID: 5102280
• Math proficiency: 64% ▼ -21.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $55,036
• Composite: 60.21/100
• National rank: #862
• State rank: #19 of 131 in VA

Livability — Mineral

• Score: 69/100
• State rank: #246
• US rank: #8257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral, VA
• Population (ZIP): 10,772

Population outlook (Louisa County) Hauer SSP2

• Today (2025): 36,941 people
• By 2030: 37,752 · +2.2%
• By 2040: 38,605 · +4.5%
• By 2050: 38,480 · +4.2%
• By 2075: 38,011 · +2.9%
• By 2100: 34,748 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Louisa

• 2024 margin: Strong R (+26.2) · D 36.5% · R 62.7%
• 2008→2024 swing: -18.4pp toward R · 2008: -7.8pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+22.9 2016: R+24.6 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.27%
• Current HPI: 335.147
• 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

+52.6% since first listed

29 events — show timeline

• 2026-06-17 Price Changed $339,500 BRIGHT MLS
• 2026-05-15 Listed $349,500 BRIGHT MLS
• 2026-04-28 Coming Soon $349,500 BRIGHT MLS
• 2020-11-04 Sold (Public Records) $200,001 Public Records
• 2020-11-03 Sold (MLS) $200,000 BRIGHT MLS
• 2020-11-03 Sold (MLS) $200,001 CVRMLS
• 2020-09-29 Listed $170,000 BRIGHT MLS
• 2020-09-11 Listed $170,000 CVRMLS
• 2017-05-25 Sold (Public Records) $100,000 Public Records
• 2017-05-25 Sold (MLS) $100,000 CVRMLS
• 2017-01-09 Listing Removed — CVRMLS
• 2017-01-09 Listed $124,950 CVRMLS
• 2016-07-11 Listed $164,950 CVRMLS
• 2016-07-08 Listing Removed — CVRMLS
• 2016-06-12 Listing Removed — CAAR
• 2016-03-11 Listed $189,950 CAAR
• 2016-01-11 Listed $189,950 CVRMLS
• 2016-01-10 Listing Removed — BRIGHT MLS
• 2016-01-08 Listed $199,900 BRIGHT MLS
• 2015-12-31 Listing Removed — CVRMLS
• 2014-04-02 Listed $199,900 CVRMLS
• 2014-04-01 Listing Removed — CAAR
• 2014-03-31 Listing Removed — CVRMLS
• 2014-02-19 Listed $209,000 CAAR
• 2012-12-05 Listed $209,000 CVRMLS
• 2007-02-26 Sold (MLS) $222,500 CVRMLS
• 2007-02-26 Sold (MLS) $222,500 CVRMLS
• 2006-10-28 Listed $222,500 CVRMLS
• 2006-10-28 Listed $222,500 CVRMLS

Property tax history

+0.4%/yr

Latest (2024): $1,603 · +6.6% YoY. Source: county tax records.