4540 Cascade Rd · Eden, NC 24069

$85,000

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 9 Days on market

Built 1948 0.45 ac lot

---

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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +6.0/10.0
• Appreciation +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this older home nestled on a spacious corner lot in the county. While the property will require renovations, it offers plenty of potential for investors, flippers, or buyers looking to create their own vision. The existing layout offers flexibility, including space at the side entrance that could be converted into a convenient laundry/mudroom area. Enjoy the convenience of a country setting just minutes from local shopping, dining, schools, and everyday amenities. Ideally located near Martinsville and Danville, with Greensboro approximately 50 miles away, providing easy access to employment, entertainment, and regional attractions. Home will need a new well and a sep

Key facts

• Side entrance
• Flexible layout
• Country setting

Tags

• SPACIOUS CORNER LOT
• FLEXIBLE LAYOUT
• SIDE ENTRANCE
• LAUNDRY MUDROOM AREA
• COUNTRY SETTING

Property features AI

Finance

• Other: Property listed by HAUSER REALTY GROUP

Exterior

• Utilities: Private well water
• Home design: Residential property; Level lot; Located in R-1 zoning
• Construction: Brick construction; Metal roof; Above-grade finished area approximately 974
• Exterior features: Front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil-fired baseboard heating
• Interior features: Storm windows; Partial unfinished basement with exterior entry
• Laundry & utility: Has basement (utility space)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $85k).
• Cap rate 10.1% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Brosville Elementary (math 57% / reading 67%, grade B, #480 of 1,108 statewide, top 46%, 235 students, 82% FRL); Tunstall Middle (math 62% / reading 82%, grade A, #65 of 342 statewide, top 21%, 564 students, 81% FRL); Tunstall High (math 82% / reading 87%, grade A, #23 of 319 statewide, top 8%, 843 students, 80% FRL) — zoned schools average 81% FRL vs 47% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $588 of loan paydown is wiped out by about $621 of value loss. Plan a longer hold.
• Pittsylvania County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $85k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,000

Questions for the listing agent

1. Built in 1948 — 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 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.50×
• Total profit: $11,907
• Equity at exit: $21,623

10-year hold

• IRR: 16.6%
• Equity multiple: 2.70×
• Total profit: $40,522
• Equity at exit: $23,661

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 24069

• Home prices YoY: -0.5%
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $272

Break-even live

Break-even rent $645

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $320	-5% $296	+0% $272	+5% $248	+10% $224
Rent	-10% $193	-5% $233	+0% $272	+5% $311	+10% $350
Rate	-1.0pp $314	-0.5pp $293	base $272	+0.5pp $250	+1.0pp $227

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $85,000 Active 9 DOM
2. 2026-06-18
   days on market $85,000 Active 8 DOM
3. 2026-06-17
   days on market $85,000 Active 7 DOM
4. 2026-06-16
   days on market $85,000 Active 6 DOM
5. 2026-06-15
   days on market $85,000 Active 5 DOM
6. 2026-06-14
   days on market $85,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $85,000 Active 2 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 NC · Resets to sale price

• Current annual tax: $345 · $29/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$352/yr (+$29/mo · 101.8%)

ⓘ 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 ≥103°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,872
• − Mortgage interest: −$4,761
• − Property taxes: −$345
• − Insurance: −$425
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,473
• Taxable income: $1,968
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,787/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 of 131 in VA

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,926
• Population (ZIP): 1,508

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 33% Hispanic / Latino 14% Asian 2% Two or more races 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Iranian 2% Italian 1%
• Foreign-born: 2%
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 2%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.73%
• Current HPI: 142.6002
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+372.2% since first listed

2 events — show timeline

• 2026-06-10 Listed $85,000 DRRAR
• 2005-02-02 Sold (Public Records) $18,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $345 · +10.7% YoY. Source: county tax records.