824 Clearview Dr · Martinsville, VA 24112

$99,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 120 Days on market

Built 1960 10,542 sqft lot $105/sqft · 38% above area Est $72k · 38% over

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Why this score? — see what drove the C 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all INVESTORS!! Take advantage of a single home rental opportunity! Located in Henry County just outside of the Martinsville City limits, this home is still close to the amenities that the area has to offer. Minutes from the Dick and Willy Trail, and conveniently located close to SOVAH Hospital. Situated on a nice lot this home features an attached single carport. Nice level backyard and main level living! The home has been recently painted, with updated flooring, and fresh touches on the bathroom and kitchen. PROPERTY IS BEING SOLD AS-IS. Seller will make no repairs. All information taken/provided by GIS/Tax Card/Seller. Purchaser/Purchaser's Agent to verify all information. Property can be purchased separately or as part of a large investment portfolio package. Property is tenant occupied and requires 72 hour notice for all showings. Showings to be held on Thursdays, Fridays, and Saturdays.

Key facts

• Main level living
• Level backyard
• Updated flooring

Tags

• ATTACHED SINGLE CARPORT
• LEVEL BACKYARD
• MAIN LEVEL LIVING
• RECENTLY PAINTED
• UPDATED FLOORING
• FRESH TOUCHES ON BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.9% in Martinsville — 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 70/100 on livability (#231 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: amenities F, commute F, employment D-.
• Henry County Public School District (rural): math 45% / reading 69% proficiency, ranked #78 of 131 in VA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 256 active listings in the ZIP; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at -28% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 9414% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.10% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (median comp): $72,195
• List price: $99,900
• Delta: 38.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Clearview Dr	0.01mi	3/1.0	950 (-0%)	19mo	$150,000	$158	83
214 Harris St	0.31mi	2/1.0 (-1)	960 (+1%)	1mo	$46,500	$48	79
518 Glendale St	0.24mi	3/1.0	888 (-7%)	7mo	$113,000	$127	72
526 Glendale St	0.21mi	3/1.0	864 (-9%)	8mo	$128,000	$148	68
520 Glendale St	0.23mi	3/1.0	864 (-9%)	9mo	$40,000	$46	67
710 Mica St	0.28mi	3/1.0	1,040 (+9%)	12mo	$130,000	$125	61
712 Mica St	0.28mi	3/1.0	1,040 (+9%)	13mo	$125,000	$120	61
309 Clearview Dr	0.75mi	3/1.0	1,014 (+6%)	12mo	$139,405	$137	44
900 Banks Rd	0.74mi	3/1.0	876 (-8%)	15mo	$109,900	$125	40
1230 Chatham Heights Rd	0.71mi	3/1.0	1,042 (+10%)	15mo	$127,500	$122	39
902 Banks Rd	0.74mi	3/1.0	1,085 (+14%)	17mo	$115,000	$106	28
306 Wren Ct	0.74mi	3/1.0	1,092 (+15%)	22mo	$124,700	$114	22

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,346
• Equity at exit: $14,895

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $23,624
• Equity at exit: $8,638

Cash invested: $27,972 (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 24112

• Active inventory: 256
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $276

Break-even live

Break-even rent $747

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $99,900 Active 120 DOM
2. 2026-06-18
   days on market $99,900 Active 119 DOM
3. 2026-06-17
   days on market $99,900 Active 118 DOM
4. 2026-06-16
   days on market $99,900 Active 117 DOM
5. 2026-06-15
   days on market $99,900 Active 116 DOM
6. 2026-06-14
   days on market $99,900 Active 114 DOM
7. 2026-06-12
   days on market $99,900 Active 113 DOM
8. 2026-06-09
   days on market $99,900 Active 110 DOM
9. 2026-06-08
   days on market $99,900 Active 109 DOM
10. 2026-06-07
    days on market $99,900 Active 108 DOM
11. 2026-06-03
    days on market $99,900 Active 104 DOM
12. 2026-06-02
    days on market $99,900 Active 103 DOM
13. 2026-06-01
    days on market $99,900 Active 102 DOM
14. 2026-05-31
    days on market $99,900 Active 101 DOM
15. 2026-05-30
    days on market $99,900 Active 100 DOM
16. 2026-05-07
    historical $1,050
17. 2026-04-19
    price $99,900 913-char remark

    Show marketing remark (913 chars)

    Calling all INVESTORS!! Take advantage of a single home rental opportunity! Located in Henry County just outside of the Martinsville City limits, this home is still close to the amenities that the area has to offer. Minutes from the Dick and Willy Trail, and conveniently located close to SOVAH Hospital. Situated on a nice lot this home features an attached single carport. Nice level backyard and main level living! The home has been recently painted, with updated flooring, and fresh touches on the bathroom and kitchen. PROPERTY IS BEING SOLD AS-IS. Seller will make no repairs. All information taken/provided by GIS/Tax Card/Seller. Purchaser/Purchaser's Agent to verify all information. Property can be purchased separately or as part of a large investment portfolio package. Property is tenant occupied and requires 72 hour notice for all showings. Showings to be held on Thursdays, Fridays, and Saturdays.

18. 2026-03-09
    price $132,400 913-char remark

    Show marketing remark (913 chars)

    Calling all INVESTORS!! Take advantage of a single home rental opportunity! Located in Henry County just outside of the Martinsville City limits, this home is still close to the amenities that the area has to offer. Minutes from the Dick and Willy Trail, and conveniently located close to SOVAH Hospital. Situated on a nice lot this home features an attached single carport. Nice level backyard and main level living! The home has been recently painted, with updated flooring, and fresh touches on the bathroom and kitchen. PROPERTY IS BEING SOLD AS-IS. Seller will make no repairs. All information taken/provided by GIS/Tax Card/Seller. Purchaser/Purchaser's Agent to verify all information. Property can be purchased separately or as part of a large investment portfolio package. Property is tenant occupied and requires 72 hour notice for all showings. Showings to be held on Thursdays, Fridays, and Saturdays.

19. 2026-03-06
    listed $1,050
20. 2026-03-06
    historical $1,050
21. 2026-03-03
    listed $1,050
22. 2026-02-19
    historical $1,125

    Show marketing remark (913 chars)

    Calling all INVESTORS!! Take advantage of a single home rental opportunity! Located in Henry County just outside of the Martinsville City limits, this home is still close to the amenities that the area has to offer. Minutes from the Dick and Willy Trail, and conveniently located close to SOVAH Hospital. Situated on a nice lot this home features an attached single carport. Nice level backyard and main level living! The home has been recently painted, with updated flooring, and fresh touches on the bathroom and kitchen. PROPERTY IS BEING SOLD AS-IS. Seller will make no repairs. All information taken/provided by GIS/Tax Card/Seller. Purchaser/Purchaser's Agent to verify all information. Property can be purchased separately or as part of a large investment portfolio package. Property is tenant occupied and requires 72 hour notice for all showings. Showings to be held on Thursdays, Fridays, and Saturdays.

23. 2026-02-19
    listed $134,900 Active 913-char remark

    Show marketing remark (913 chars)

    Calling all INVESTORS!! Take advantage of a single home rental opportunity! Located in Henry County just outside of the Martinsville City limits, this home is still close to the amenities that the area has to offer. Minutes from the Dick and Willy Trail, and conveniently located close to SOVAH Hospital. Situated on a nice lot this home features an attached single carport. Nice level backyard and main level living! The home has been recently painted, with updated flooring, and fresh touches on the bathroom and kitchen. PROPERTY IS BEING SOLD AS-IS. Seller will make no repairs. All information taken/provided by GIS/Tax Card/Seller. Purchaser/Purchaser's Agent to verify all information. Property can be purchased separately or as part of a large investment portfolio package. Property is tenant occupied and requires 72 hour notice for all showings. Showings to be held on Thursdays, Fridays, and Saturdays.

24. 2026-02-17
    historical $1,125
25. 2026-01-29
    price $1,125
26. 2026-01-28
    price $1,125
27. 2026-01-16
    price $1,238
28. 2026-01-16
    price $1,238
29. 2026-01-10
    listed $1,263
30. 2026-01-10
    listed $1,263
31. 2024-04-05
    soldstatus $260,000

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$527/yr (+$44/mo · 180.6%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,152
• − Mortgage interest: −$5,596
• − Property taxes: −$292
• − Insurance: −$500
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,906
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,891/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: Henry County Public School District
• NCES district ID: 5101920
• Math proficiency: 45% ▼ -37.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $34,579
• Composite: 47.02/100
• National rank: #2345
• State rank: #78 of 131 in VA

Livability — Martinsville

• Score: 70/100
• State rank: #231
• US rank: #7826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martinsville City · 31,028 people
• City population: 31,028
• Metro: Martinsville, VA
• Population (ZIP): 31,028
• Household income: $48,770
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 888.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 46,903 people
• By 2030: 44,141 · -5.9%
• By 2040: 38,687 · -17.5%
• By 2050: 33,742 · -28.1%
• By 2075: 25,720 · -45.2%
• By 2100: 19,868 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+32.8) · D 33.3% · R 66.1%
• 2008→2024 swing: -22.4pp toward R · 2008: -10.5pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.1 2016: R+29.2 2012: R+14.7 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.37%
• Current HPI: 172.4393
• Rent YoY: —
• Metro: Martinsville, VA
• 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

-99.6% since first listed

16 events — show timeline

• 2026-05-07 Rental Removed $1,050 MLSRV
• 2026-04-19 Price Changed $99,900 MHPCAR
• 2026-03-09 Price Changed $132,400 MHPCAR
• 2026-03-06 Listed for Rent $1,050 MLSRV
• 2026-03-06 Rental Removed $1,050 MLSRV
• 2026-03-03 Listed for Rent $1,050 MLSRV
• 2026-02-19 Rental Removed $1,125 SHOWMOJO
• 2026-02-19 Listed $134,900 MHPCAR
• 2026-02-17 Rental Removed $1,125 MLSRV
• 2026-01-29 Price Changed $1,125 SHOWMOJO
• 2026-01-28 Price Changed $1,125 MLSRV
• 2026-01-16 Price Changed $1,238 MLSRV
• 2026-01-16 Price Changed $1,238 SHOWMOJO
• 2026-01-10 Listed for Rent $1,263 SHOWMOJO
• 2026-01-10 Listed for Rent $1,263 MLSRV
• 2024-04-05 Sold (Public Records) $260,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $292 · +0.0% YoY. Source: county tax records.