132 Broad St · Franklin, VA 23851

$75,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 10 Days on market

Built 1956 0.25 ac lot $90/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
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

132 BROAD STREET-SFR-AND 148 BROAD ST-VACANT LOT MUST BE SOLD TOGETHER AND SUBJECT TO COURT ORDER APPROVAL. THIS CUTE BUNGALOW WILL MAKE A NICE STARTER HOME. NEED A LITTLE TLC. VACANT LOT IS 0.191 AC. CASH OFFERS ONLY.

Key facts

• 0.25 acre lot
• Built 1956
• Listed 10 days

Property features AI

Finance

• HOA & community: No HOA (N/A)

Exterior

• Parking: Driveway space
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached bungalow; Single-story; Crawlspace foundation; Simple ownership
• Construction: Aluminum exterior siding; Composite roof; Crawlspace foundation
• Exterior features: Aluminum siding; Composite roof; Approximately 0.25 acre lot

Interior

• Bedrooms: Bedroom and full bathroom located on the first floor
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Electric water heater
• Interior features: Wood flooring; Bedroom with full bathroom on the first floor; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.9% vs local median 3.7% in Franklin — 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 59/100 on livability (#461 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Franklin City Public School District (town): math 23% / reading 51% proficiency, ranked #127 of 131 in VA (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S.P. Morton Elementary (math 16% / reading 38%, grade F, #1,029 of 1,108 statewide, top 94%, 481 students, 101% FRL); Franklin High (math 37% / reading 82%, grade C+, #247 of 319 statewide, top 80%, 378 students, 100% FRL) — zoned schools average 101% FRL vs 75% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at -22% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1956 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.71%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (median comp): $151,619
• List price: $75,000
• Delta: -57.13%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Jackson St	0.65mi	2/1.0	852 (+2%)	13mo	$105,000	$123	56

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: 33.7%
• Equity multiple: 2.42×
• Total profit: $29,870
• Equity at exit: $11,183

10-year hold

• IRR: 40.6%
• Equity multiple: 4.81×
• Total profit: $80,104
• Equity at exit: $6,485

Cash invested: $21,000 (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 23851

• Home prices YoY: -10.2%
• Active inventory: 137
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $660

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $702	-5% $681	+0% $660	+5% $639	+10% $617
Rent	-10% $547	-5% $603	+0% $660	+5% $717	+10% $773
Rate	-1.0pp $698	-0.5pp $679	base $660	+0.5pp $640	+1.0pp $621

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Holland Cir Franklin, VA	3.0	1.0	1056	$1,800	$1.70	44d	1	0.72mi
313 Council Rd Franklin, VA	3.0	1.0	1000	$975	$0.97	19d	1	0.95mi

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 10 DOM
2. 2026-06-18
   days on market $75,000 Active 8 DOM
3. 2026-06-17
   days on market $75,000 Active 7 DOM
4. 2026-06-16
   days on market $75,000 Active 6 DOM
5. 2026-06-15
   days on market $75,000 Active 5 DOM
6. 2026-06-15
   days on market $75,000 Active 4 DOM
7. 2026-06-13
   days on market $75,000 Active 3 DOM
8. 2026-06-12
   pricedays on marketlisting id $75,000 Active 2 DOM
9. 2026-06-01
   days on market $65,000 Active 182 DOM
10. 2026-05-31
    days on market $65,000 Active 181 DOM
11. 2026-03-27
    price $65,000 222-char remark
12. 2025-12-03
    status Active 222-char remark
13. 2025-12-01
    listed Active Under Contract 222-char remark
14. 2025-12-01
    listed $85,000 222-char remark
15. 2025-07-29
    status Under Contract
16. 2025-07-29
    historical
17. 2025-04-08
    listed $85,600 Active
18. 2020-12-15
    status Under Contract
19. 2020-12-14
    historical
20. 2020-11-17
    listed $33,000 Active
21. 2020-07-08
    status Under Contract
22. 2020-07-07
    historical
23. 2020-01-17
    listed $33,000 Active

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$43/yr (+$4/mo · 7.6%)

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

Taxation est. · year 1

• Rental income: $17,197
• − Mortgage interest: −$4,201
• − Property taxes: −$572
• − Insurance: −$375
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,182
• Taxable income: $7,116
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $6,211/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: Franklin City Public School District
• NCES district ID: 5101410
• Math proficiency: 23% ▼ -48.00%
• Reading proficiency: 51% ▼ -18.00%
• Median HH income: $35,138
• Composite: 30.47/100
• National rank: #6227
• State rank: #127 of 131 in VA

Livability — Franklin

• Score: 59/100
• State rank: #461
• US rank: #19645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, VA
• Population (ZIP): 13,481

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 7,817 people
• By 2030: 7,480 · -4.3%
• By 2040: 6,803 · -13.0%
• By 2050: 6,124 · -21.7%
• By 2075: 4,484 · -42.6%
• By 2100: 2,967 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 45% White 44% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: -5.3pp toward R · 2008: 28.1pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+25.6 2016: D+27.1 2012: D+30.7 2008: D+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.51%
• Current HPI: 293.564
• 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

+127.3% since first listed

15 events — show timeline

• 2026-06-10 Listed $75,000 REINMLS
• 2026-06-01 Listing Removed — REINMLS
• 2026-03-27 Price Changed $65,000 REINMLS
• 2025-12-03 Relisted — REINMLS
• 2025-12-01 Listed — REINMLS
• 2025-12-01 Listed $85,000 REINMLS
• 2025-07-29 Pending — REINMLS
• 2025-07-29 Listing Removed — REINMLS
• 2025-04-08 Listed $85,600 REINMLS
• 2020-12-15 Pending — REINMLS
• 2020-12-14 Listing Removed — REINMLS
• 2020-11-17 Listed $33,000 REINMLS
• 2020-07-08 Pending — REINMLS
• 2020-07-07 Listing Removed — REINMLS
• 2020-01-17 Listed $33,000 REINMLS

Property tax history

+2.3%/yr

Latest (2025): $572 · +0.0% YoY. Source: county tax records.