131 Indian Ln · Eagle Rock, VA 24085

$152,950

4 bd · 1.0 ba · 2,146 sqft · SingleFamily public records · 132 Days on market

Built 1900 1.02 ac lot $71/sqft · 8% below area Est $166k · 8% under

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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 +20.1/30.0
• ARV discount +11.0/15.0
• Appreciation +8.0/10.0
• Schools +6.8/10.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious home full of character and potential, ready for your personal touch. A welcoming front porch sets the tone for relaxed country living. Inside, a central hallway with original hardwood floors leads to large formal living and dining rooms, featuring a built-in china cabinet and unique rock accent wall. The kitchen offers great renovation potential, and the laundry room includes a half bath. Upstairs features 4 bedrooms and a full bath. Enjoy a side porch for entertaining, plus a detached garage and metal building ideal for a workshop. Walk-up attic offers expansion potential. Replacement windows (pre-2021) and new HVAC (2026). potential! Perfect for anyone looking to put in some work & create their dream country retreat. Replacement windows installed prior to 2021.

Key facts

• Central hallway
• Front porch
• Large formal rooms

Tags

• FRONT PORCH
• CENTRAL HALLWAY
• ORIGINAL WOOD FLOORS
• LARGE FORMAL ROOMS
• BUILT-IN CHINA CABINET
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $144k (5.6% below list).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Botetourt County Public School District (rural): math 76% / reading 82% proficiency, ranked #6 of 131 in VA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 22 active listings in the ZIP; 116 units permitted in Botetourt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.0% local appreciation)).
• Botetourt County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,596 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $166,024
• List price: $152,950
• Delta: -7.87%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Second St	0.22mi	3/2.0 (-1)	2,400 (+12%)	5mo	$225,000	$94	57

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

Projected returns pro-forma

6.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.22×
• Total profit: $52,347
• Equity at exit: $96,382

10-year hold

• IRR: 17.9%
• Equity multiple: 4.45×
• Total profit: $147,662
• Equity at exit: $174,984

Cash invested: $42,826 (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 24085

• Home prices YoY: 5.4%
• Active inventory: 22
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$64
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $125

Break-even live

Break-even rent $1,285

Max offer price $152,950

Occupancy floor 86%

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: $38,238
• Closing costs: $4,588
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $152,950 Active 132 DOM
2. 2026-06-17
   days on market $152,950 Active 131 DOM
3. 2026-06-16
   days on market $152,950 Active 130 DOM
4. 2026-06-15
   days on market $152,950 Active 129 DOM
5. 2026-06-14
   days on market $152,950 Active 127 DOM
6. 2026-06-13
   days on market $152,950 Active 126 DOM
7. 2026-06-10
   days on market $152,950 Active 124 DOM
8. 2026-06-09
   days on market $152,950 Active 123 DOM
9. 2026-06-08
   days on market $152,950 Active 122 DOM
10. 2026-06-07
    days on market $152,950 Active 121 DOM
11. 2026-06-05
    days on market $152,950 Active 118 DOM
12. 2026-06-02
    days on market $152,950 Active 116 DOM
13. 2026-06-01
    days on market $152,950 Active 115 DOM
14. 2026-05-31
    days on market $152,950 Active 114 DOM
15. 2026-05-30
    days on market $152,950 Active 113 DOM
16. 2026-04-22
    price $159,950 788-char remark

    Show marketing remark (788 chars)

    Spacious home full of character and potential, ready for your personal touch. A welcoming front porch sets the tone for relaxed country living. Inside, a central hallway with original hardwood floors leads to large formal living and dining rooms, featuring a built-in china cabinet and unique rock accent wall. The kitchen offers great renovation potential, and the laundry room includes a half bath. Upstairs features 4 bedrooms and a full bath. Enjoy a side porch for entertaining, plus a detached garage and metal building ideal for a workshop. Walk-up attic offers expansion potential. Replacement windows (pre-2021) and new HVAC (2026). potential! Perfect for anyone looking to put in some work & create their dream country retreat. Replacement windows installed prior to 2021.

17. 2026-04-09
    status Active 788-char remark

    Show marketing remark (788 chars)

    Spacious home full of character and potential, ready for your personal touch. A welcoming front porch sets the tone for relaxed country living. Inside, a central hallway with original hardwood floors leads to large formal living and dining rooms, featuring a built-in china cabinet and unique rock accent wall. The kitchen offers great renovation potential, and the laundry room includes a half bath. Upstairs features 4 bedrooms and a full bath. Enjoy a side porch for entertaining, plus a detached garage and metal building ideal for a workshop. Walk-up attic offers expansion potential. Replacement windows (pre-2021) and new HVAC (2026). potential! Perfect for anyone looking to put in some work & create their dream country retreat. Replacement windows installed prior to 2021.

18. 2026-02-03
    historical 788-char remark

    Show marketing remark (788 chars)

    Spacious home full of character and potential, ready for your personal touch. A welcoming front porch sets the tone for relaxed country living. Inside, a central hallway with original hardwood floors leads to large formal living and dining rooms, featuring a built-in china cabinet and unique rock accent wall. The kitchen offers great renovation potential, and the laundry room includes a half bath. Upstairs features 4 bedrooms and a full bath. Enjoy a side porch for entertaining, plus a detached garage and metal building ideal for a workshop. Walk-up attic offers expansion potential. Replacement windows (pre-2021) and new HVAC (2026). potential! Perfect for anyone looking to put in some work & create their dream country retreat. Replacement windows installed prior to 2021.

19. 2026-01-05
    price $169,950 788-char remark

    Show marketing remark (788 chars)

    Spacious home full of character and potential, ready for your personal touch. A welcoming front porch sets the tone for relaxed country living. Inside, a central hallway with original hardwood floors leads to large formal living and dining rooms, featuring a built-in china cabinet and unique rock accent wall. The kitchen offers great renovation potential, and the laundry room includes a half bath. Upstairs features 4 bedrooms and a full bath. Enjoy a side porch for entertaining, plus a detached garage and metal building ideal for a workshop. Walk-up attic offers expansion potential. Replacement windows (pre-2021) and new HVAC (2026). potential! Perfect for anyone looking to put in some work & create their dream country retreat. Replacement windows installed prior to 2021.

20. 2025-12-02
    listed $179,950 Active 788-char remark

    Show marketing remark (788 chars)

    Spacious home full of character and potential, ready for your personal touch. A welcoming front porch sets the tone for relaxed country living. Inside, a central hallway with original hardwood floors leads to large formal living and dining rooms, featuring a built-in china cabinet and unique rock accent wall. The kitchen offers great renovation potential, and the laundry room includes a half bath. Upstairs features 4 bedrooms and a full bath. Enjoy a side porch for entertaining, plus a detached garage and metal building ideal for a workshop. Walk-up attic offers expansion potential. Replacement windows (pre-2021) and new HVAC (2026). potential! Perfect for anyone looking to put in some work & create their dream country retreat. Replacement windows installed prior to 2021.

21. 2025-10-31
    historical
22. 2025-09-23
    price $198,000
23. 2025-08-19
    price $202,950
24. 2025-07-02
    price $204,950
25. 2025-06-20
    price $209,950
26. 2025-06-13
    price $214,950
27. 2025-06-03
    price $224,950
28. 2025-05-27
    listed $234,950 Active
29. 2021-06-03
    soldstatus $140,000
30. 2021-03-25
    listed $155,000
31. 2007-11-15
    soldstatus $125,000

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,254 · $105/mo
• Expected delta: +$262/yr (+$22/mo · 26.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,319
• − Mortgage interest: −$8,568
• − Property taxes: −$992
• − Insurance: −$1,562
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,449
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,748/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: Botetourt County Public School District
• NCES district ID: 5100420
• Math proficiency: 76% ▼ -14.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $63,125
• Composite: 68.07/100
• National rank: #355
• State rank: #6 of 131 in VA

Livability — Eagle Rock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Eagle Rock, VA
• Population (ZIP): 2,425

Population outlook (Botetourt County) Hauer SSP2

• Today (2025): 34,273 people
• By 2030: 34,457 · +0.5%
• By 2040: 34,051 · -0.6%
• By 2050: 32,841 · -4.2%
• By 2075: 30,720 · -10.4%
• By 2100: 26,395 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Botetourt

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -33.2pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.5 2016: R+47.6 2012: R+38.6 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.02%
• Current HPI: 117.9254
• 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

+28.0% since first listed

16 events — show timeline

• 2026-04-22 Price Changed $159,950 MLSRV
• 2026-04-09 Relisted — MLSRV
• 2026-02-03 Listing Removed — MLSRV
• 2026-01-05 Price Changed $169,950 MLSRV
• 2025-12-02 Listed $179,950 MLSRV
• 2025-10-31 Listing Removed — MLSRV
• 2025-09-23 Price Changed $198,000 MLSRV
• 2025-08-19 Price Changed $202,950 MLSRV
• 2025-07-02 Price Changed $204,950 MLSRV
• 2025-06-20 Price Changed $209,950 MLSRV
• 2025-06-13 Price Changed $214,950 MLSRV
• 2025-06-03 Price Changed $224,950 MLSRV
• 2025-05-27 Listed $234,950 MLSRV
• 2021-06-03 Sold (MLS) $140,000 MLSRV
• 2021-03-25 Listed $155,000 MLSRV
• 2007-11-15 Sold (Public Records) $125,000 Public Records

Property tax history

+1.7%/yr

Latest (2021): $992 · +4.1% YoY. Source: county tax records.