612 Anderson St · Glasgow, VA 24555

$179,900

3 bd · 1.5 ba · 1,912 sqft · SingleFamily public records · 8 Days on market

Built 1936 0.43 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.7/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

4 Bedroom 2 Bath home on large level lot with two out buildings. Hardwood floors, huge family room with large brick fireplace, large open kitchen. Sale subject to lease.

Key facts

• 0.43 acre lot
• Built 1936
• Listed 8 days

🏗️ New construction. The $179,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,064.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 59/100 on livability (#471 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Rockbridge County Public School District (town): math 43% / reading 67% proficiency, ranked #80 of 131 in VA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Natural Bridge Elementary (math 52% / reading 57%, grade C, #650 of 1,108 statewide, top 62%, 221 students, 68% FRL); Maury River Middle (math 38% / reading 63%, grade C, #226 of 342 statewide, top 67%, 502 students, 70% FRL); Rockbridge County High (math 52% / reading 82%, grade B, #185 of 319 statewide, top 61%, 994 students, 66% FRL) — zoned schools average 68% FRL vs 37% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 85 units permitted in Rockbridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.9% local appreciation)).
• Rockbridge County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $134k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.70% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $281,064
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Anderson St	0.43mi	4/2.0 (+1)	1,832 (-4%)	14mo	$270,000	$147	54
1028 Rockbridge Rd	0.54mi	4/2.0 (+1)	1,742 (-9%)	24mo	$190,000	$109	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.12×
• Total profit: $9,810
• Equity at exit: $109,422

10-year hold

• IRR: 6.3%
• Equity multiple: 1.85×
• Total profit: $66,717
• Equity at exit: $156,472

Cash invested: $78,698 (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 24555

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$1,474
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-125

Break-even live

Break-even rent $2,128

Max offer price $258,937

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-46	+0% $-125	+5% $-205	+10% $-284
Rent	-10% $-281	-5% $-203	+0% $-125	+5% $-47	+10% $30
Rate	-1.0pp $16	-0.5pp $-54	base $-125	+0.5pp $-198	+1.0pp $-272

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: $70,266
• Closing costs: $8,432
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $179,900 Active 8 DOM
2. 2026-06-17
   days on market $179,900 Active 7 DOM
3. 2026-06-16
   days on market $179,900 Active 6 DOM
4. 2026-06-15
   days on market $179,900 Active 5 DOM
5. 2026-06-14
   statusdays on market $179,900 Active 3 DOM
6. 2026-05-15
   listed $179,900
7. 2026-05-15
   historical
8. 2020-12-02
   soldstatus $134,300
9. 2008-06-24
   soldstatus $150,000

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$393/yr (+$33/mo · 36.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,635
• − Mortgage interest: −$15,744
• − Property taxes: −$1,082
• − Insurance: −$1,405
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$8,176
• Taxable loss: −$6,555
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $70/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: Rockbridge County Public School District
• NCES district ID: 5103370
• Math proficiency: 43% ▼ -41.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $48,021
• Composite: 46.65/100
• National rank: #2408
• State rank: #80 of 131 in VA

Livability — Glasgow

• Score: 59/100
• State rank: #471
• US rank: #20232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow, VA
• Population (ZIP): 2,220

Population outlook (Rockbridge County) Hauer SSP2

• Today (2025): 22,549 people
• By 2030: 22,381 · -0.7%
• By 2040: 21,488 · -4.7%
• By 2050: 20,054 · -11.1%
• By 2075: 16,228 · -28.0%
• By 2100: 11,598 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 7%
• Common ancestry: Serbian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Rockbridge

• 2024 margin: Solid R (+33.8) · D 32.6% · R 66.4%
• 2008→2024 swing: -20.2pp toward R · 2008: -13.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+32.4 2016: R+29.6 2012: R+17.8 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 176.4084
• 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

+19.9% since first listed

4 events — show timeline

• 2026-05-15 Delisted — RHR
• 2026-05-15 Listed $179,900 RHR
• 2020-12-02 Sold (Public Records) $134,300 Public Records
• 2008-06-24 Sold (Public Records) $150,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,082 · +4.9% YoY. Source: county tax records.