601 Orchard Rd · Pulaski, VA 24301

$13,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 214 Days on market

Built 1960 8,276 sqft lot ↓ 7% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom Brick Home in a great Location. Located at the end of a Cul-de-sac. The Home is in need of serious repairs and might need to be tore down. The Walls has caved in and the roof has collapsed.

Key facts

• 8,276 sq ft lot
• Built 1960
• Listed 214 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 85.1% vs local median 5.5% in Pulaski — 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 (#297 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pulaski County Middle (math 38% / reading 60%, grade C-, #238 of 342 statewide, top 71%, 807 students, 77% FRL); Pulaski County Senior High (math 63% / reading 70%, grade B, #195 of 319 statewide, top 62%, 1,246 students, 76% FRL) — zoned schools average 77% FRL vs 47% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $96 of loan paydown is wiped out by about $417 of value loss. Plan a longer hold.
• Pulaski County population projected at -19% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $12,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 9.14% ✓
• Cap rate: 85.15%
• Cash-on-cash: 281.62%
• DSCR: 13.53
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $157,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Orchard Rd	0.13mi	3/1.0	1,000 (0%)	4mo	$199,900	$200	91
903 Mashburn Ave	0.33mi	3/1.0	1,057 (+6%)	2mo	$152,000	$144	74
105 Ferry Ct	0.38mi	3/2.0	1,020 (+2%)	6mo	$219,000	$215	70
113 Ferry Ct	0.36mi	3/2.0	1,080 (+8%)	1mo	$239,900	$222	65
722 Walnut Ave	0.36mi	4/1.0 (+1)	1,042 (+4%)	10mo	$110,000	$106	63
806 Monroe Ave	0.48mi	2/1.0 (-1)	968 (-3%)	6mo	$132,600	$137	62
1116 Macgill St	0.72mi	3/1.0	996 (-0%)	6mo	$132,600	$133	61
616 Newbern Rd	0.52mi	2/1.0 (-1)	946 (-5%)	6mo	$152,253	$161	57
1217 Newbern Rd	0.59mi	4/1.0 (+1)	1,060 (+6%)	2mo	$166,000	$157	56
1950 Snider Ln	0.71mi	3/1.5	936 (-6%)	2mo	$116,000	$124	52
550 Monroe Ave	0.58mi	2/1.0 (-1)	924 (-8%)	6mo	$132,600	$144	50
948 4th St NE	0.73mi	3/2.0	1,020 (+2%)	14mo	$190,000	$186	47

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: —
• Equity multiple: 15.37×
• Total profit: $55,938
• Equity at exit: $2,073

10-year hold

• IRR: —
• Equity multiple: 32.78×
• Total profit: $123,682
• Equity at exit: $1,202

Cash invested: $3,892 (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 24301

• Active inventory: 114
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$11 /mo · $135/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $913

Break-even live

Break-even rent $114

Max offer price $13,900

Occupancy floor 23%

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: $3,475
• Closing costs: $417
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Pico Ter Pulaski, VA	3.0	1.0–2.0	882	$1,580	$1.79	44d	11	0.56mi
1009 High St Unit A Pulaski, VA	2.0	1.0	800	$875	$1.09	44d	1	0.65mi

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   price $13,900
3. 2026-02-16
   price $15,000
4. 2026-01-28
   status Active
5. 2026-01-06
   price $16,500
6. 2025-11-06
   price $18,500
7. 2025-09-25
   listed $20,000 Active
8. 2003-09-11
   soldstatus $15,000

ⓘ 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: $135 · $11/mo
• Projected year-2 tax: $135 · $11/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,241
• − Mortgage interest: −$779
• − Property taxes: −$135
• − Insurance: −$70
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$404
• Taxable income: $11,415
• Est. tax owed @ 24.0%: −$2,740
• After-tax cash flow: $8,221/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Pulaski

• Score: 67/100
• State rank: #297
• US rank: #10639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, VA
• Population (ZIP): 13,370

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.98%
• Current HPI: 144.6556
• 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

-7.3% since first listed

8 events — show timeline

• 2026-04-27 Pending — NRVMLS
• 2026-04-24 Price Changed $13,900 NRVMLS
• 2026-02-16 Price Changed $15,000 NRVMLS
• 2026-01-28 Relisted — NRVMLS
• 2026-01-06 Price Changed $16,500 NRVMLS
• 2025-11-06 Price Changed $18,500 NRVMLS
• 2025-09-25 Listed $20,000 NRVMLS
• 2003-09-11 Sold (Public Records) $15,000 Public Records

Property tax history

-3.8%/yr

Latest (2026): $135 · +0.0% YoY. Source: county tax records.