6148 Dr Thomas Walker Rd · Rose Hill, VA 24281

$55,000

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 103 Days on market

Built 1920 7,840 sqft lot $42/sqft · 51% below area

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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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming older brick home has a wonderful mountain view and sits in the quiet town of Rose Hill, Virginia. Home is a fixer upper with 3 bedrooms and one bathroom, living room and kitchen. Public water and public sewer, internet available, wood stove for heat, nice covered front porch, nice yard.

Key facts

• Covered front porch
• Wood stove
• Mountain view

Tags

• MOUNTAIN VIEW
• WOOD STOVE
• COVERED FRONT PORCH
• NICE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.9% in Rose Hill — 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 82/100 on livability (#49 in VA, #1,166 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety C-, amenities F, cost of living F.
• Lee County Public School District (rural): math 53% / reading 69% proficiency, ranked #62 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (6.1% local appreciation)).
• Lee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1920 — 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 A-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: 1.58% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (median comp): $111,954
• List price: $55,000
• Delta: -50.87%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
493 Wild Rose Heights Rd	0.21mi	2/1.0	1,344 (+2%)	12mo	$189,000	$141	76
196 Welch Way Dr	0.13mi	2/1.0	1,188 (-10%)	16mo	$130,500	$110	64
6361 Dr Thomas Walker Rd	0.20mi	3/1.0 (+1)	1,196 (-9%)	9mo	$130,000	$109	63
416 Calvary Rd	0.59mi	3/1.5 (+1)	1,150 (-12%)	11mo	$110,500	$96	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.46×
• Total profit: $37,855
• Equity at exit: $34,785

10-year hold

• IRR: 35.3%
• Equity multiple: 7.12×
• Total profit: $94,220
• Equity at exit: $63,263

Cash invested: $15,400 (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 24281

• Home prices YoY: 4.4%
• Active inventory: 25
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $869 high
• Mortgage (P&I): −$288
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $342

Break-even live

Break-even rent $436

Max offer price $55,000

Occupancy floor 56%

Sensitivity live

Price	-10% $373	-5% $358	+0% $342	+5% $327	+10% $311
Rent	-10% $273	-5% $308	+0% $342	+5% $376	+10% $411
Rate	-1.0pp $370	-0.5pp $356	base $342	+0.5pp $328	+1.0pp $313

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Pinnacle Pl Unit PLACE101 Rose Hill, VA	3.0	2.0	1304	$845	$0.65	24d	1	0.42mi
5743 Doctor Thomas Walker Rd Apt A Rose Hill, VA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.42mi
187 Pinnacle Rd Apt 104 Rose Hill, VA	3.0	2.0	1304	$845	$0.65	24d	1	0.42mi
50 Pinnacle Pl Unit 187-201 Rose Hill, VA	3.0	2.0	1304	$834	$0.64	24d	1	0.44mi
50 Pinnacle Pl Unit 212-204 Rose Hill, VA	2.0	2.0	1075	$845	$0.79	44d	1	0.44mi
50 Pinnacle Pl Rose Hill, VA	2.0	2.0	1076	$702	$0.65	44d	1	0.44mi
50 Pinnacle Pl Rose Hill, VA	3.0	2.0	1304	$845	$0.65	24d	1	0.44mi
176 Pinnacle Rd Apt 102 Rose Hill, VA	3.0	2.0	1304	$845	$0.65	24d	1	0.44mi

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 103 DOM
2. 2026-06-18
   days on market $55,000 Active 101 DOM
3. 2026-06-17
   days on market $55,000 Active 100 DOM
4. 2026-06-16
   days on market $55,000 Active 99 DOM
5. 2026-06-15
   days on market $55,000 Active 98 DOM
6. 2026-06-15
   days on market $55,000 Active 97 DOM
7. 2026-06-13
   days on market $55,000 Active 96 DOM
8. 2026-06-12
   days on market $55,000 Active 95 DOM
9. 2026-06-09
   days on market $55,000 Active 92 DOM
10. 2026-06-08
    days on market $55,000 Active 91 DOM
11. 2026-06-08
    days on market $55,000 Active 90 DOM
12. 2026-06-07
    days on market $55,000 Active 89 DOM
13. 2026-06-03
    days on market $55,000 Active 86 DOM
14. 2026-06-02
    days on market $55,000 Active 85 DOM
15. 2026-06-01
    days on market $55,000 Active 84 DOM
16. 2026-05-31
    days on market $55,000 Active 83 DOM
17. 2026-03-09
    listed $55,000 Active 303-char remark

    Show marketing remark (303 chars)

    This charming older brick home has a wonderful mountain view and sits in the quiet town of Rose Hill, Virginia. Home is a fixer upper with 3 bedrooms and one bathroom, living room and kitchen. Public water and public sewer, internet available, wood stove for heat, nice covered front porch, nice yard.

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$54/yr (+$5/mo · 13.7%)

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

Taxation est. · year 1

• Rental income: $10,428
• − Mortgage interest: −$3,081
• − Property taxes: −$397
• − Insurance: −$275
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$1,600
• Taxable income: $3,407
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $3,287/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: Lee County Public School District
• NCES district ID: 5102190
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $31,356
• Composite: 50.06/100
• National rank: #1913
• State rank: #62 of 131 in VA

Livability — Rose Hill

• Score: 82/100
• State rank: #49
• US rank: #1166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rose Hill, VA
• City population: 28,136
• Population (ZIP): 2,327

Population outlook (Lee County) Hauer SSP2

• Today (2025): 22,861 people
• By 2030: 21,701 · -5.1%
• By 2040: 19,188 · -16.1%
• By 2050: 16,619 · -27.3%
• By 2075: 11,795 · -48.4%
• By 2100: 8,290 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 94% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+72.0) · D 13.8% · R 85.8%
• 2008→2024 swing: -43.8pp toward R · 2008: -28.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.1 2016: R+63.2 2012: R+44.4 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 142.4815
• 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

1 event — show timeline

• 2026-03-09 Listed $55,000 Knoxville MLS

Property tax history

+4.8%/yr

Latest (2025): $397 · +40.7% YoY. Source: county tax records.