13538 Martinsville Hwy · Sandy Level, VA 24069

$225,000

3 bd · 2.0 ba · 2,274 sqft · SingleFamily public records · 60 Days on market

Built 1952 0.36 ac lot $99/sqft · at area comps Est $272k · 17% 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 +15.0/15.0
• Cash flow +6.2/30.0
• Schools +6.0/10.0
• Appreciation +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.5/10.0

Listing remarks MLS

This brick home offers great potential for investors or buyers looking for a fixer-upper. Situated on a level lot conveniently located between Danville and Martinsville, this property provides both accessibility and opportunity. Features include a wood stove hookup in the basement, a utility building for additional storage, and a large carport ideal for RV or equipment storage. The sale also includes two additional parcel, bringing the total acreage to approximately 1.04 acres. With some TLC, this property could be transformed into a fantastic home or income-producing investment. This property is being sold AS IS. Schedule your appointment today so you don't miss out on this one.

Key facts

• Level lot
• Large carport
• Wood stove hookup

Tags

• WOOD STOVE HOOKUP
• UTILITY BUILDING
• LARGE CARPORT
• TWO ADDITIONAL PARCELS
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (45.3% below list).
• Recommended offer: $123k (45.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#437 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities 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.
• Market conditions: 9 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $225k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $123,008 (45.3% 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 60 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 15.2

CMA / ARV

• ARV (median comp): $272,421
• List price: $225,000
• Delta: -17.41%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.36×
• Total profit: $-40,561
• Equity at exit: $57,236

10-year hold

• IRR: -8.2%
• Equity multiple: 0.23×
• Total profit: $-48,315
• Equity at exit: $62,631

Cash invested: $63,000 (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 24069

• Home prices YoY: -0.5%
• Active inventory: 9
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-413

Break-even live

Break-even rent $1,752

Max offer price $152,103

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-349	+0% $-413	+5% $-476	+10% $-540
Rent	-10% $-510	-5% $-461	+0% $-413	+5% $-364	+10% $-315
Rate	-1.0pp $-299	-0.5pp $-355	base $-413	+0.5pp $-471	+1.0pp $-530

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $225,000 Active 60 DOM
2. 2026-06-18
   days on market $225,000 Active 59 DOM
3. 2026-06-17
   days on market $225,000 Active 58 DOM
4. 2026-06-16
   days on market $225,000 Active 57 DOM
5. 2026-06-15
   days on market $225,000 Active 56 DOM
6. 2026-06-14
   days on market $225,000 Active 54 DOM
7. 2026-06-13
   days on market $225,000 Active 53 DOM
8. 2026-06-10
   days on market $225,000 Active 51 DOM
9. 2026-06-09
   days on market $225,000 Active 50 DOM
10. 2026-06-08
    days on market $225,000 Active 49 DOM
11. 2026-06-07
    days on market $225,000 Active 48 DOM
12. 2026-06-03
    days on market $225,000 Active 44 DOM
13. 2026-06-02
    days on market $225,000 Active 43 DOM
14. 2026-06-01
    days on market $225,000 Active 42 DOM
15. 2026-05-31
    days on market $225,000 Active 41 DOM
16. 2026-05-30
    days on market $225,000 Active 40 DOM
17. 2026-04-20
    listed $225,000 Active 688-char remark

    Show marketing remark (688 chars)

    This brick home offers great potential for investors or buyers looking for a fixer-upper. Situated on a level lot conveniently located between Danville and Martinsville, this property provides both accessibility and opportunity. Features include a wood stove hookup in the basement, a utility building for additional storage, and a large carport ideal for RV or equipment storage. The sale also includes two additional parcel, bringing the total acreage to approximately 1.04 acres. With some TLC, this property could be transformed into a fantastic home or income-producing investment. This property is being sold AS IS. Schedule your appointment today so you don't miss out on this one.

18. 2010-10-15
    soldstatus $80,000 300-char remark

    Show marketing remark (300 chars)

    Very well kept home, hardwood floors throughout. Large bedrooms, sunroom and laundry room to side. Level yard, outbuilding and large shed/RV carport in back. Built-in display cabinet in living room. Motivated seller! Zoning as listed on tax ticket as R-1. Lot size per plat, and sqft per tax ticket.

19. 2010-10-15
    soldstatus $80,000

    Show marketing remark (300 chars)

    Very well kept home, hardwood floors throughout. Large bedrooms, sunroom and laundry room to side. Level yard, outbuilding and large shed/RV carport in back. Built-in display cabinet in living room. Motivated seller! Zoning as listed on tax ticket as R-1. Lot size per plat, and sqft per tax ticket.

20. 2010-04-01
    listed $129,000 300-char remark

    Show marketing remark (300 chars)

    Very well kept home, hardwood floors throughout. Large bedrooms, sunroom and laundry room to side. Level yard, outbuilding and large shed/RV carport in back. Built-in display cabinet in living room. Motivated seller! Zoning as listed on tax ticket as R-1. Lot size per plat, and sqft per tax ticket.

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$516/yr (+$43/mo · 38.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,761
• − Mortgage interest: −$12,603
• − Property taxes: −$1,329
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$6,545
• Taxable loss: −$9,204
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-2,743/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 — Sandy Level

• Score: 60/100
• State rank: #437
• US rank: #18736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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: ▲ 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

+74.4% since first listed

4 events — show timeline

• 2026-04-20 Listed $225,000 DRRAR
• 2010-10-15 Sold (Public Records) $80,000 Public Records
• 2010-10-15 Sold (MLS) $80,000 MHPCAR
• 2010-04-01 Listed $129,000 MHPCAR

Property tax history

+4.2%/yr

Latest (2025): $1,329 · +0.0% YoY. Source: county tax records.