957 Blue Ridge Dr · Gretna, VA 24557

$99,500

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 121 Days on market

Built 1930 Fair condition 1.70 ac lot $75/sqft · 44% below area Est $179k · 44% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• Schools +6.6/10.0
• 1% rule +6.3/10.0
• Appreciation +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

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.

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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $283 ($3k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.8% 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.
• Zoned schools: Gretna Elementary (math 72% / reading 80%, grade A, #202 of 1,108 statewide, top 19%, 460 students, 83% FRL); Gretna Middle (math 47% / reading 72%, grade B, #160 of 342 statewide, top 48%, 397 students, 81% FRL); Gretna High (math 57% / reading 67%, grade B-, #231 of 319 statewide, top 75%, 535 students, 80% FRL) — zoned schools average 81% FRL vs 47% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; lower-income renter base — watch delinquency; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($88k) 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $178,625
• List price: $99,500
• Delta: -44.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 N Main St Unit .	0.56mi	3/2.0	1,344 (+1%)	2mo	$189,900	$141	66
128 Deer View Rd	0.11mi	2/1.0 (-1)	1,042 (-21%)	5mo	$150,500	$144	61
402 Leftwich St	1.47mi	2/1.0 (-1)	1,295 (-2%)	8mo	$91,000	$70	50
105 Highland Rd	0.91mi	3/1.5	1,300 (-2%)	13mo	$233,500	$180	49
1100 N Music St	1.30mi	3/1.0	1,222 (-8%)	5mo	$178,000	$146	48
1484 Deer View Rd	1.36mi	2/2.0 (-1)	1,281 (-3%)	8mo	$165,000	$129	44
105 Leftwich St St	1.23mi	2/1.5 (-1)	1,200 (-10%)	4mo	$125,000	$104	38
2761 Blue Ridge Dr	1.46mi	3/2.0	1,512 (+14%)	7mo	$183,500	$121	32
3301 Rockford School Rd Rd	1.48mi	3/2.0	1,536 (+16%)	5mo	$255,000	$166	32
206 Huffmond St St	1.45mi	3/2.0	1,505 (+14%)	12mo	$235,700	$157	29
209 Huffmond St	1.49mi	3/2.5	1,646 (+24%)	6mo	$210,000	$128	29
5921 Rockford School Rd	0.91mi	3/1.0	1,080 (-19%)	16mo	$175,000	$162	27

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 1.88×
• Total profit: $24,413
• Equity at exit: $38,790

10-year hold

• IRR: 18.8%
• Equity multiple: 3.47×
• Total profit: $68,854
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $249,450 ($163/sqft)
• Median days on market: 18 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24557

• Home prices YoY: 1.2%
• Active inventory: 107
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $283

Break-even live

Break-even rent $767

Max offer price $99,500

Occupancy floor 70%

Sensitivity live

Price	-10% $340	-5% $312	+0% $283	+5% $255	+10% $227
Rent	-10% $194	-5% $239	+0% $283	+5% $328	+10% $372
Rate	-1.0pp $334	-0.5pp $309	base $283	+0.5pp $258	+1.0pp $231

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Well waterSeptic system
• Home design: Single family residenceOne story
• Construction: Above-grade finished area approximately 1,326
• Exterior features: Metal roofApproximately 1.7 acres

Interior

• Flooring: HardwoodVinylWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heatingWindow unit cooling
• Interior features: Electric water heaterCrawl space basement
• Laundry & utility: Main level laundry

Listing history 50 events

1. 2026-08-08
   days on market $99,500 Active 121 DOM
2. 2026-08-07
   days on market $99,500 Active 120 DOM
3. 2026-08-06
   days on market $99,500 Active 119 DOM
4. 2026-08-05
   days on market $99,500 Active 118 DOM
5. 2026-08-04
   days on market $99,500 Active 117 DOM
6. 2026-08-03
   days on market $99,500 Active 116 DOM
7. 2026-07-31
   days on market $99,500 Active 113 DOM
8. 2026-07-30
   days on market $99,500 Active 112 DOM
9. 2026-07-29
   days on market $99,500 Active 111 DOM
10. 2026-07-27
    days on market $99,500 Active 109 DOM
11. 2026-07-25
    days on market $99,500 Active 107 DOM
12. 2026-07-24
    days on market $99,500 Active 106 DOM
13. 2026-07-23
    days on market $99,500 Active 105 DOM
14. 2026-07-22
    days on market $99,500 Active 104 DOM
15. 2026-07-21
    days on market $99,500 Active 103 DOM
16. 2026-07-18
    days on market $99,500 Active 100 DOM
17. 2026-07-16
    days on market $99,500 Active 98 DOM
18. 2026-07-16
    days on market $99,500 Active 97 DOM
19. 2026-07-14
    days on market $99,500 Active 96 DOM
20. 2026-07-13
    days on market $99,500 Active 95 DOM
21. 2026-07-12
    days on market $99,500 Active 94 DOM
22. 2026-07-11
    days on market $99,500 Active 93 DOM
23. 2026-07-10
    days on market $99,500 Active 92 DOM
24. 2026-07-09
    days on market $99,500 Active 91 DOM
25. 2026-07-08
    days on market $99,500 Active 90 DOM
26. 2026-07-07
    days on market $99,500 Active 89 DOM
27. 2026-07-06
    days on market $99,500 Active 88 DOM
28. 2026-07-05
    days on market $99,500 Active 87 DOM
29. 2026-07-04
    days on market $99,500 Active 86 DOM
30. 2026-07-03
    days on market $99,500 Active 85 DOM
31. 2026-07-02
    days on market $99,500 Active 84 DOM
32. 2026-07-01
    days on market $99,500 Active 83 DOM
33. 2026-06-30
    days on market $99,500 Active 82 DOM
34. 2026-06-29
    days on market $99,500 Active 81 DOM
35. 2026-06-28
    days on market $99,500 Active 80 DOM
36. 2026-06-28
    days on market $99,500 Active 79 DOM
37. 2026-06-27
    days on market $99,500 Active 78 DOM
38. 2026-06-26
    days on market $99,500 Active 77 DOM
39. 2026-06-22
    days on market $99,500 Active 74 DOM
40. 2026-06-21
    days on market $99,500 Active 73 DOM
41. 2026-06-19
    days on market $99,500 Active 71 DOM
42. 2026-06-18
    days on market $99,500 Active 70 DOM
43. 2026-06-17
    days on market $99,500 Active 69 DOM
44. 2026-06-16
    days on market $99,500 Active 68 DOM
45. 2026-06-15
    days on market $99,500 Active 67 DOM
46. 2026-06-14
    days on market $99,500 Active 65 DOM
47. 2026-06-13
    pricedays on market $99,500 Active 64 DOM
48. 2026-06-10
    days on market $104,900 Active 62 DOM
49. 2026-06-09
    days on market $104,900 Active 61 DOM
50. 2026-06-08
    days on market $104,900 Active 60 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$304/yr (+$25/mo · 59.3%)

ⓘ 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 1/10 Low
• 🌡 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: $13,509
• − Mortgage interest: −$5,574
• − Property taxes: −$512
• − Insurance: −$498
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,895
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,952/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $33,150–$59,670 screening

The home is in fair condition with significant repairs and maintenance needed, particularly to the roof and exterior siding. A comprehensive renovation is required to improve its condition and increase its value.

Components & finishes AI

Roof metal · good Flooring wood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding appears to be in fair condition, with some discoloration and wear.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale repair and replace roof — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale repair and replace exterior siding — A new exterior siding will improve the home's appearance and increase its resale value. ↑
• Resale repair and replace flooring — A new flooring will improve the home's appearance and increase its resale value. ↑
• Resale repair and paint interior walls — A new paint job will improve the home's appearance and increase its resale value. ↑
• Both landscaping — Landscaping will improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Gretna Elementary A VA #202/1,108 Nat'l #1,966/41,679 Middle Gretna Middle B VA #160/342 Nat'l #1,836/14,009 High Gretna High B- VA #231/319 Nat'l #3,220/17,239

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

B Composite livability gradescore 74/100

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

• County: Pittsylvania · 58,725 people
• Population (ZIP): 7,832
• Household income: $44,948
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Well waterSeptic system
• Home design: Single family residenceOne story
• Construction: Above-grade finished area approximately 1,326
• Exterior features: Metal roofApproximately 1.7 acres

Interior

• Flooring: HardwoodVinylWood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heatingWindow unit cooling
• Interior features: Electric water heaterCrawl space basement
• Laundry & utility: Main level laundry

Price history

+373.8% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $99,500 LMLS
• 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

+6.9%/yr

Latest (2026): $512 · +10.3% YoY. Source: county tax records.