7415 Lillydell Cir · Parrott, VA 24084

$144,300

3 bd · 1.0 ba · 960 sqft · SingleFamily · 46 Days on market

Built 1960 1.05 ac lot $150/sqft · at area comps Est $151k · at est.

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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 +19.0/30.0
• ARV discount +9.4/15.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming one-level home nestled on approximately one acre in a peaceful country setting, yet just a short drive to town conveniences. This one-owner property offers 3 bedrooms and 1 bath. With a little TLC, this home has great potential to shine. Enjoy the privacy, space, and possibilities this property has to offer.

Key facts

• One level home
• Privacy
• One acre

Tags

• ONE LEVEL HOME
• ONE ACRE
• PEACEFUL COUNTRY SETTING
• SHORT DRIVE TO TOWN
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (11.7% below list).
• Recommended offer: $127k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 39/100 on livability (#578 in VA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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.
• Market conditions: 94 active listings in the ZIP; 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 $998 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,469 (11.7% below list)

Questions for the listing agent

1. It's been on market 46 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $150,582
• List price: $144,300
• Delta: -4.17%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,783
• Equity at exit: $21,516

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $171
• Equity at exit: $12,476

Cash invested: $40,404 (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 24084

• Home prices YoY: -34.4%
• Active inventory: 94
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$757
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $152

Break-even live

Break-even rent $1,083

Max offer price $144,300

Occupancy floor 83%

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: $36,075
• Closing costs: $4,329
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-08
   status $144,300 Pending 46 DOM
2. 2026-06-07
   days on market $144,300 Active 46 DOM
3. 2026-06-05
   days on market $144,300 Active 43 DOM
4. 2026-06-02
   days on market $144,300 Active 41 DOM
5. 2026-06-01
   days on market $144,300 Active 40 DOM
6. 2026-05-31
   days on market $144,300 Active 39 DOM
7. 2026-05-30
   days on market $144,300 Active 38 DOM
8. 2026-04-29
   status Active 318-char remark

   Show marketing remark (318 chars)

   Charming one-level home nestled on approximately one acre in a peaceful country setting, yet just a short drive to town conveniences. This one-owner property offers 3 bedrooms and 1 bath. With a little TLC, this home has great potential to shine. Enjoy the privacy, space, and possibilities this property has to offer.

9. 2026-04-23
   status Pending 318-char remark

   Show marketing remark (318 chars)

   Charming one-level home nestled on approximately one acre in a peaceful country setting, yet just a short drive to town conveniences. This one-owner property offers 3 bedrooms and 1 bath. With a little TLC, this home has great potential to shine. Enjoy the privacy, space, and possibilities this property has to offer.

10. 2026-04-17
    listed $144,300 Active 318-char remark

    Show marketing remark (318 chars)

    Charming one-level home nestled on approximately one acre in a peaceful country setting, yet just a short drive to town conveniences. This one-owner property offers 3 bedrooms and 1 bath. With a little TLC, this home has great potential to shine. Enjoy the privacy, space, and possibilities this property has to offer.

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $1,183 · $99/mo
• Expected delta: +$723/yr (+$60/mo · 157.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,296
• − Mortgage interest: −$8,083
• − Property taxes: −$460
• − Insurance: −$722
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$4,198
• Taxable loss: −$614
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,969/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 — Parrott

• Score: 39/100
• State rank: #578
• US rank: #27384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,860

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 (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 2% Iranian 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 99% 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: ▼ -89.37%
• Current HPI: 170.282
• 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

3 events — show timeline

• 2026-04-29 Relisted — NRVMLS
• 2026-04-23 Pending — NRVMLS
• 2026-04-17 Listed $144,300 NRVMLS

Property tax history

+9.7%/yr

Latest (2026): $460 · +150.0% YoY. Source: county tax records.