571 Laurel St · Franklin, VA 23851

$85,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 44 Days on market

Built 1956 8,712 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy home is seeking a new owner to make it their home. Perfect for a 1st home or an investor to give it the "TLC" that it deserves. Property being sold "AS-IS". Seller will make no repairs. Large bathroom, hardwood floors, ample rear yard with old foundation for a small garage or work shop.

Key facts

• Ample rear yard
• Large bathroom
• Hardwood floors

Tags

• LARGE BATHROOM
• HARDWOOD FLOORS
• AMPLE REAR YARD

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 $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.8% in Franklin — 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 59/100 on livability (#461 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Franklin City Public School District (town): math 23% / reading 51% proficiency, ranked #127 of 131 in VA (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S.P. Morton Elementary (math 16% / reading 38%, grade F, #1,029 of 1,108 statewide, top 94%, 481 students, 101% FRL); Franklin High (math 37% / reading 82%, grade C+, #247 of 319 statewide, top 80%, 378 students, 100% FRL) — zoned schools average 101% FRL vs 75% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 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?
5. Crime grade is F 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?
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: 1.94% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.37%
• DSCR: 2.71
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $185,280
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Magnolia St	0.30mi	3/1.0 (+1)	960 (0%)	11mo	$130,000	$135	72
803 Walnut St	0.25mi	3/1.0 (+1)	1,036 (+8%)	7mo	$107,500	$104	64
419 Bruce St	0.27mi	3/2.0 (+1)	1,000 (+4%)	11mo	$152,000	$152	62
729 Oak St	0.17mi	3/2.0 (+1)	1,049 (+9%)	10mo	$215,000	$205	59
313 Delk St	0.22mi	3/2.0 (+1)	1,075 (+12%)	10mo	$214,900	$200	52
412 Bracey St	0.57mi	3/2.0 (+1)	1,030 (+7%)	4mo	$225,900	$219	49
835 Cool Spring St	0.35mi	3/1.0 (+1)	1,100 (+15%)	8mo	$185,000	$168	47
207 S College Dr	0.69mi	3/2.0 (+1)	1,000 (+4%)	12mo	$192,900	$193	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: 34.5%
• Equity multiple: 2.46×
• Total profit: $34,686
• Equity at exit: $12,674

10-year hold

• IRR: 41.3%
• Equity multiple: 4.89×
• Total profit: $92,590
• Equity at exit: $7,349

Cash invested: $23,800 (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 23851

• Home prices YoY: -10.2%
• Active inventory: 137
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $761

Break-even live

Break-even rent $682

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $809	-5% $785	+0% $761	+5% $737	+10% $713
Rent	-10% $631	-5% $696	+0% $761	+5% $826	+10% $891
Rate	-1.0pp $804	-0.5pp $783	base $761	+0.5pp $739	+1.0pp $717

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Holland Cir Franklin, VA	3.0	1.0	1056	$1,800	$1.70	44d	1	0.30mi
313 Council Rd Franklin, VA	3.0	1.0	1000	$975	$0.97	20d	1	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 44 DOM
2. 2026-06-18
   days on market $85,000 Active 42 DOM
3. 2026-06-17
   days on market $85,000 Active 41 DOM
4. 2026-06-16
   days on market $85,000 Active 40 DOM
5. 2026-06-15
   days on market $85,000 Active 39 DOM
6. 2026-06-15
   days on market $85,000 Active 38 DOM
7. 2026-06-13
   days on market $85,000 Active 37 DOM
8. 2026-06-12
   days on market $85,000 Active 36 DOM
9. 2026-06-09
   pricedays on market $85,000 Active 33 DOM
10. 2026-06-08
    days on market $80,000 Active 32 DOM
11. 2026-06-08
    days on market $80,000 Active 31 DOM
12. 2026-06-05
    days on market $80,000 Active 29 DOM
13. 2026-06-03
    statusdays on market $80,000 Active 27 DOM
14. 2026-03-31
    status Under Contract
15. 2026-03-17
    status Active
16. 2025-10-06
    status Under Contract
17. 2025-09-24
    listed $80,000 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: $690 · $58/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$7/yr (+$1/mo · 1.0%)

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

Taxation est. · year 1

• Rental income: $19,741
• − Mortgage interest: −$4,761
• − Property taxes: −$690
• − Insurance: −$425
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$2,473
• Taxable income: $8,233
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $7,155/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: Franklin City Public School District
• NCES district ID: 5101410
• Math proficiency: 23% ▼ -48.00%
• Reading proficiency: 51% ▼ -18.00%
• Median HH income: $35,138
• Composite: 30.47/100
• National rank: #6227
• State rank: #127 of 131 in VA

Livability — Franklin

• Score: 59/100
• State rank: #461
• US rank: #19645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, VA
• Population (ZIP): 13,481

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 7,817 people
• By 2030: 7,480 · -4.3%
• By 2040: 6,803 · -13.0%
• By 2050: 6,124 · -21.7%
• By 2075: 4,484 · -42.6%
• By 2100: 2,967 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 45% White 44% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: -5.3pp toward R · 2008: 28.1pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+25.6 2016: D+27.1 2012: D+30.7 2008: D+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.51%
• Current HPI: 293.564
• 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

4 events — show timeline

• 2026-03-31 Pending — REINMLS
• 2026-03-17 Relisted — REINMLS
• 2025-10-06 Pending — REINMLS
• 2025-09-24 Listed $80,000 REINMLS

Property tax history

+3.4%/yr

Latest (2025): $690 · +0.0% YoY. Source: county tax records.