129 Townsend Dr · Stanleytown, VA 24055

$140,000

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 84 Days on market

Built 1963 1.21 ac lot $130/sqft · 12% above area Est $187k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Discover convenient one level living in this cozy 3 bedroom, 1 bath brick ranch situated on US 220N. Perfect for commuters and hobbyists alike, this property offers an excellent outdoor space. Attached carport with a dedicated laundry area. Step outside to a large backyard with endless potential for gardening or recreation, complemented by a 1 car detached garage/workshop-ideal for projects, or extra storage or a dedicated hobby space. Don't miss this opportunity in Henry County!. Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify. Stanleytown Elem. Fieldale Collinsville Middle Bassett High

Key facts

• Large backyard
• Outdoor space
• One level living

Tags

• ONE LEVEL LIVING
• OUTDOOR SPACE
• LARGE BACKYARD
• DETACHED GARAGE
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $18 ($221/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 $106k (24.2% below list).
• Recommended offer: $106k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#347 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools 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.
• 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 $968 of loan paydown is wiped out by about $4k 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 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,071 (24.2% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 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. 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: 0.76% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (median comp): $186,638
• List price: $140,000
• Delta: -24.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
353 Reed Creek Dr	0.74mi	3/2.0	1,064 (-1%)	1mo	$154,000	$145	59
6612 Virginia Ave	0.37mi	2/1.0 (-1)	1,176 (+10%)	7mo	$96,000	$82	56

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-21,589
• Equity at exit: $20,874

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-17,595
• Equity at exit: $12,105

Cash invested: $39,200 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $18

Break-even live

Break-even rent $1,037

Max offer price $140,000

Occupancy floor 93%

Sensitivity live

Price	-10% $98	-5% $58	+0% $18	+5% $-21	+10% $-61
Rent	-10% $-65	-5% $-24	+0% $18	+5% $60	+10% $102
Rate	-1.0pp $89	-0.5pp $54	base $18	+0.5pp $-18	+1.0pp $-55

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $140,000 Active 84 DOM
2. 2026-06-18
   days on market $140,000 Active 83 DOM
3. 2026-06-17
   days on market $140,000 Active 82 DOM
4. 2026-06-16
   days on market $140,000 Active 81 DOM
5. 2026-06-15
   days on market $140,000 Active 80 DOM
6. 2026-06-14
   days on market $140,000 Active 78 DOM
7. 2026-06-12
   days on market $140,000 Active 77 DOM
8. 2026-06-09
   days on market $140,000 Active 74 DOM
9. 2026-06-08
   days on market $140,000 Active 73 DOM
10. 2026-06-07
    days on market $140,000 Active 72 DOM
11. 2026-06-03
    days on market $140,000 Active 68 DOM
12. 2026-06-02
    days on market $140,000 Active 67 DOM
13. 2026-06-01
    days on market $140,000 Active 66 DOM
14. 2026-05-31
    days on market $140,000 Active 65 DOM
15. 2026-05-30
    days on market $140,000 Active 64 DOM
16. 2026-03-27
    listed $140,000 Active 666-char remark

    Show marketing remark (606 chars)

    Discover convenient one level living in this cozy 3 bedroom, 1 bath brick ranch situated on US 220N. Perfect for commuters and hobbyists alike, this property offers an excellent outdoor space. Attached carport with a dedicated laundry area. Step outside to a large backyard with endless potential for gardening or recreation, complemented by a 1 car detached garage/workshop-ideal for projects, or extra storage or a dedicated hobby space. Don't miss this opportunity in Henry County!. Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify.

17. 2026-03-27
    listed $140,000 Active 606-char remark

    Show marketing remark (606 chars)

    Discover convenient one level living in this cozy 3 bedroom, 1 bath brick ranch situated on US 220N. Perfect for commuters and hobbyists alike, this property offers an excellent outdoor space. Attached carport with a dedicated laundry area. Step outside to a large backyard with endless potential for gardening or recreation, complemented by a 1 car detached garage/workshop-ideal for projects, or extra storage or a dedicated hobby space. Don't miss this opportunity in Henry County!. Some photos may be digitally enhanced. Information taken from tax assessment and/or seller. Buyer/Buyer Agent to verify.

18. 2025-12-17
    historical
19. 2025-08-22
    price $150,000
20. 2025-08-22
    price $150,000
21. 2025-07-24
    listed $170,000 Active
22. 2025-07-24
    listed $170,000 Active
23. 2023-03-23
    status Pending
24. 2023-03-23
    soldstatus $80,000 Closed
25. 2023-03-23
    soldstatus $80,000
26. 2023-02-27
    historical Active Under Contract
27. 2023-02-22
    listed $110,000 Active

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$823/yr (+$69/mo · 253.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 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: $12,729
• − Mortgage interest: −$7,842
• − Property taxes: −$325
• − Insurance: −$700
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$4,073
• Taxable loss: −$2,248
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $760/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 — Stanleytown

• Score: 64/100
• State rank: #347
• US rank: #13833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+27.3% since first listed

12 events — show timeline

• 2026-03-27 Listed $140,000 MHPCAR
• 2026-03-27 Listed $140,000 MLSRV
• 2025-12-17 Listing Removed — MLSRV
• 2025-08-22 Price Changed $150,000 MLSRV
• 2025-08-22 Price Changed $150,000 MHPCAR
• 2025-07-24 Listed $170,000 MHPCAR
• 2025-07-24 Listed $170,000 MLSRV
• 2023-03-23 Pending — MHPCAR
• 2023-03-23 Sold (Public Records) $80,000 Public Records
• 2023-03-23 Sold (MLS) $80,000 MHPCAR
• 2023-02-27 Contingent — MHPCAR
• 2023-02-22 Listed $110,000 MHPCAR

Property tax history

+0.6%/yr

Latest (2025): $325 · +0.0% YoY. Source: county tax records.