957 Blue Ridge Dr · Gretna, VA 24557

$99,500

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 71 Days on market

Built 1930 1.70 ac lot $75/sqft · 44% below area Est $177k · 44% under

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Why this score? — see what drove the A- 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Appreciation +6.0/10.0
• Schools +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The views! This dream lot, which extends in an L shape behind, is not only super peaceful, but beautiful. The home itself has so much potential, too, with already updated gas furnaces for whole home heating, upgraded main electric, new water heater, and new well filter. You will love the real wood floors, and coxy potential for the walk-up attic. Propane tanks are owned. Small storage shed is on land and conveys. Sold AS IS.

Key facts

• New well filter
• New water heater
• Updated gas furnaces

Tags

• UPDATED GAS FURNACES
• UPGRADED MAIN ELECTRIC
• NEW WATER HEATER
• NEW WELL FILTER
• REAL WOOD FLOORS
• WALK-UP ATTIC

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 $327 ($4k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.5% in Gretna — 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 74/100 on livability (#157 in VA, #4,927 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 81 active listings in the ZIP; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $2k appreciation (1.9% local appreciation)).
• Pittsylvania County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.18% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $177,303
• List price: $99,500
• Delta: -43.88%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.98×
• Total profit: $27,202
• Equity at exit: $38,790

10-year hold

• IRR: 20.5%
• Equity multiple: 3.69×
• Total profit: $74,870
• Equity at exit: $55,511

Cash invested: $27,860 (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 24557

• Home prices YoY: 1.2%
• Active inventory: 81
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $327

Break-even live

Break-even rent $762

Max offer price $99,500

Occupancy floor 67%

Sensitivity live

Price	-10% $384	-5% $355	+0% $327	+5% $299	+10% $271
Rent	-10% $234	-5% $281	+0% $327	+5% $374	+10% $420
Rate	-1.0pp $377	-0.5pp $353	base $327	+0.5pp $301	+1.0pp $275

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $99,500 Active 71 DOM
2. 2026-06-18
   days on market $99,500 Active 70 DOM
3. 2026-06-17
   days on market $99,500 Active 69 DOM
4. 2026-06-16
   days on market $99,500 Active 68 DOM
5. 2026-06-15
   days on market $99,500 Active 67 DOM
6. 2026-06-14
   days on market $99,500 Active 65 DOM
7. 2026-06-13
   pricedays on market $99,500 Active 64 DOM
8. 2026-06-10
   days on market $104,900 Active 62 DOM
9. 2026-06-09
   days on market $104,900 Active 61 DOM
10. 2026-06-08
    days on market $104,900 Active 60 DOM
11. 2026-06-07
    days on market $104,900 Active 59 DOM
12. 2026-06-03
    days on market $104,900 Active 55 DOM
13. 2026-06-02
    days on market $104,900 Active 54 DOM
14. 2026-06-01
    days on market $104,900 Active 53 DOM
15. 2026-05-31
    days on market $104,900 Active 52 DOM
16. 2026-05-30
    days on market $104,900 Active 51 DOM
17. 2026-05-11
    price $104,900 428-char remark

    Show marketing remark (428 chars)

    The views! This dream lot, which extends in an L shape behind, is not only super peaceful, but beautiful. The home itself has so much potential, too, with already updated gas furnaces for whole home heating, upgraded main electric, new water heater, and new well filter. You will love the real wood floors, and coxy potential for the walk-up attic. Propane tanks are owned. Small storage shed is on land and conveys. Sold AS IS.

18. 2026-04-09
    listed $109,500 Active 428-char remark

    Show marketing remark (428 chars)

    The views! This dream lot, which extends in an L shape behind, is not only super peaceful, but beautiful. The home itself has so much potential, too, with already updated gas furnaces for whole home heating, upgraded main electric, new water heater, and new well filter. You will love the real wood floors, and coxy potential for the walk-up attic. Propane tanks are owned. Small storage shed is on land and conveys. Sold AS IS.

19. 2025-01-31
    soldstatus $89,900 Closed 603-char remark

    Show marketing remark (603 chars)

    EXCELLENT LONG RANGE VIEWS with this 3bedroom 1bath home. Great starter home or investment property. Hard surface flooring, 2 bedrooms on main level (LARGE master bedroom) with central gas furnace, one HUGE bedroom upstairs, metal roof, replacement windows, dedicated dining room, laundry room / storage room with w/ d connections. All of this on 1.7acres of cleared level land with OUTSTANDING VIEWS at rear and a storage building on rear left. (large 2-story outbuilding and small tilted outbuilding not on this property and do not convey). This is PRICED TO SELL and will not last long. Selling AS-IS

20. 2025-01-31
    soldstatus $89,900

    Show marketing remark (603 chars)

    EXCELLENT LONG RANGE VIEWS with this 3bedroom 1bath home. Great starter home or investment property. Hard surface flooring, 2 bedrooms on main level (LARGE master bedroom) with central gas furnace, one HUGE bedroom upstairs, metal roof, replacement windows, dedicated dining room, laundry room / storage room with w/ d connections. All of this on 1.7acres of cleared level land with OUTSTANDING VIEWS at rear and a storage building on rear left. (large 2-story outbuilding and small tilted outbuilding not on this property and do not convey). This is PRICED TO SELL and will not last long. Selling AS-IS

21. 2024-12-16
    price $89,900 603-char remark

    Show marketing remark (603 chars)

    EXCELLENT LONG RANGE VIEWS with this 3bedroom 1bath home. Great starter home or investment property. Hard surface flooring, 2 bedrooms on main level (LARGE master bedroom) with central gas furnace, one HUGE bedroom upstairs, metal roof, replacement windows, dedicated dining room, laundry room / storage room with w/ d connections. All of this on 1.7acres of cleared level land with OUTSTANDING VIEWS at rear and a storage building on rear left. (large 2-story outbuilding and small tilted outbuilding not on this property and do not convey). This is PRICED TO SELL and will not last long. Selling AS-IS

22. 2024-12-14
    listed $59,900 Active 603-char remark

    Show marketing remark (603 chars)

    EXCELLENT LONG RANGE VIEWS with this 3bedroom 1bath home. Great starter home or investment property. Hard surface flooring, 2 bedrooms on main level (LARGE master bedroom) with central gas furnace, one HUGE bedroom upstairs, metal roof, replacement windows, dedicated dining room, laundry room / storage room with w/ d connections. All of this on 1.7acres of cleared level land with OUTSTANDING VIEWS at rear and a storage building on rear left. (large 2-story outbuilding and small tilted outbuilding not on this property and do not convey). This is PRICED TO SELL and will not last long. Selling AS-IS

23. 1992-01-15
    soldstatus $21,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$352/yr (+$29/mo · 75.7%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,114
• − Mortgage interest: −$5,574
• − Property taxes: −$464
• − Insurance: −$498
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,895
• Taxable income: $2,426
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,345/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 of 131 in VA

Livability — Gretna

• Score: 74/100
• State rank: #157
• US rank: #4927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,832

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 20% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 160.7742
• 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

+399.5% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $104,900 LMLS
• 2026-04-09 Listed $109,500 LMLS
• 2025-01-31 Sold (Public Records) $89,900 Public Records
• 2025-01-31 Sold (MLS) $89,900 DRRAR
• 2024-12-16 Price Changed $89,900 DRRAR
• 2024-12-14 Listed $59,900 DRRAR
• 1992-01-15 Sold (Public Records) $21,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $464 · +0.0% YoY. Source: county tax records.