712 Gordon St · Glasgow, VA 24555

$115,000

3 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.26 ac lot Est $149k · 23% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WHY PAY RENT when you can own this cozy bungalow on 3-lots in established in-town neighborhood. Large living room, eat-in kitchen with updated appliances and 4 bedrooms. Freshly painted interior, refinished wood floors, updated bath and replacement windows. Partial basement and single garage. Perfect for first time homebuyer or has solid investment potential

Key facts

• Updated appliances
• Wood floors
• Partial basement

Tags

• MOUNTAIN VIEWS
• UPDATED APPLIANCES
• WOOD FLOORS
• REPLACEMENT WINDOWS
• PARTIAL BASEMENT
• SINGLE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

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 $3k of equity ($795 loan paydown + $2k 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.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $67k; list at $115k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1955 — 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. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $149,178
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Gordon St	0.00mi	4/1.0 (+1)	1,079 (+2%)	1mo	$115,000	$107	91
632 Mcculloch St	0.20mi	3/1.5	1,029 (-3%)	1mo	$145,000	$141	83
1006 10th St	0.31mi	3/2.0	988 (-7%)	11mo	$186,000	$188	61
1036 Anderson St	0.44mi	3/1.0	1,176 (+11%)	14mo	$157,500	$134	49

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: 36.7%
• Equity multiple: 2.97×
• Total profit: $63,409
• Equity at exit: $44,771

10-year hold

• IRR: 37.9%
• Equity multiple: 5.83×
• Total profit: $155,559
• Equity at exit: $64,022

Cash invested: $32,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $881

Break-even live

Break-even rent $879

Max offer price $115,000

Occupancy floor 51%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $115,000 Active
3. 2017-04-27
   soldstatus $67,350 360-char remark

   Show marketing remark (360 chars)

   WHY PAY RENT when you can own this cozy bungalow on 3-lots in established in-town neighborhood. Large living room, eat-in kitchen with updated appliances and 4 bedrooms. Freshly painted interior, refinished wood floors, updated bath and replacement windows. Partial basement and single garage. Perfect for first time homebuyer or has solid investment potential

4. 2017-04-27
   soldstatus $67,350

   Show marketing remark (360 chars)

   WHY PAY RENT when you can own this cozy bungalow on 3-lots in established in-town neighborhood. Large living room, eat-in kitchen with updated appliances and 4 bedrooms. Freshly painted interior, refinished wood floors, updated bath and replacement windows. Partial basement and single garage. Perfect for first time homebuyer or has solid investment potential

5. 2017-02-14
   listed $69,000 360-char remark

   Show marketing remark (360 chars)

   WHY PAY RENT when you can own this cozy bungalow on 3-lots in established in-town neighborhood. Large living room, eat-in kitchen with updated appliances and 4 bedrooms. Freshly painted interior, refinished wood floors, updated bath and replacement windows. Partial basement and single garage. Perfect for first time homebuyer or has solid investment potential

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$419/yr (+$35/mo · 80.1%)

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

Taxation est. · year 1

• Rental income: $23,933
• − Mortgage interest: −$6,442
• − Property taxes: −$524
• − Insurance: −$575
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$3,345
• Taxable income: $9,218
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $8,359/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

+66.7% since first listed

5 events — show timeline

• 2026-04-28 Pending — RHR
• 2026-04-24 Listed $115,000 RHR
• 2017-04-27 Sold (Public Records) $67,350 Public Records
• 2017-04-27 Sold (MLS) $67,350 RHR
• 2017-02-14 Listed $69,000 RHR

Property tax history

+1.3%/yr

Latest (2025): $524 · +4.9% YoY. Source: county tax records.