1475 Hawthorne Rd · Norton, VA 24273

$159,000

3 bd · 3.0 ba · 1,776 sqft · SingleFamily public records · 106 Days on market

Built 1983 1.20 ac lot $90/sqft · 27% below area Est $209k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Schools +6.3/10.0
• Appreciation +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of space and comfort with this 3-bedroom, 3-bath home in Norton, VA, situated on a beautiful 1.2-acre lot. The flat, usable yard offers endless possibilities—ideal for outdoor entertaining, play, gardening, or simply enjoying the peaceful setting. An outbuilding with electricity adds incredible value and versatility, perfect for a workshop, hobby space, home gym, or additional storage. Inside, the home features a functional layout with generous living spaces and well-sized bedrooms, including three full bathrooms that provide convenience for both everyday living and guests. Whether you're enjoying the indoors or taking advantage of the expansive outdoor space, this property offers room to spread out while still being just minutes from town amenities. A great opportunity for those seeking land, flexibility, and comfort in a convenient Norton location. All information pulled from public records. Buyers and buyers agents to verify all information in this listing. Subject to E and O.

Key facts

• Flat usable yard
• 1.2-acre lot
• 1.2 acre lot

Tags

• 1.2-ACRE LOT
• FLAT USABLE YARD
• OUTBUILDING WITH ELECTRICITY
• EXPANSIVE OUTDOOR SPACE
• CONVENIENT NORTON LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (47.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (23.7% below list).
• Recommended offer: $83k (47.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 4.4% in Norton — 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 (#139 in VA, #4,441 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: commute D, crime F, amenities F.
• Norton City Public School District (town): math 68% / reading 85% proficiency, ranked #12 of 131 in VA (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Norton Elementary (math 67% / reading 82%, grade A, #220 of 1,108 statewide, top 22%, 501 students, 96% FRL); J.I. Burton High (math 72% / reading 92%, grade A, #40 of 319 statewide, top 15%, 312 students, 96% FRL) — zoned schools average 96% FRL vs 58% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $226 appreciation (0.1% local appreciation)).
• Norton County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,267 (47.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (median comp): $209,435
• List price: $159,000
• Delta: -24.08%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2345 Mountain Laurel Rd	0.34mi	3/2.0	1,680 (-5%)	22mo	$225,000	$134	52

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

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.31×
• Total profit: $-30,697
• Equity at exit: $47,300

10-year hold

• IRR: -8.1%
• Equity multiple: 0.12×
• Total profit: $-39,029
• Equity at exit: $57,768

Cash invested: $44,520 (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 24273

• Home prices YoY: 0.1%
• Active inventory: 40
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-429

Break-even live

Break-even rent $1,755

Max offer price $83,267

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-384	+0% $-429	+5% $-474	+10% $-519
Rent	-10% $-525	-5% $-477	+0% $-429	+5% $-381	+10% $-333
Rate	-1.0pp $-349	-0.5pp $-388	base $-429	+0.5pp $-470	+1.0pp $-512

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-29
   price $159,000 1027-char remark

   Show marketing remark (1027 chars)

   Discover the perfect blend of space and comfort with this 3-bedroom, 3-bath home in Norton, VA, situated on a beautiful 1.2-acre lot. The flat, usable yard offers endless possibilities—ideal for outdoor entertaining, play, gardening, or simply enjoying the peaceful setting. An outbuilding with electricity adds incredible value and versatility, perfect for a workshop, hobby space, home gym, or additional storage. Inside, the home features a functional layout with generous living spaces and well-sized bedrooms, including three full bathrooms that provide convenience for both everyday living and guests. Whether you're enjoying the indoors or taking advantage of the expansive outdoor space, this property offers room to spread out while still being just minutes from town amenities. A great opportunity for those seeking land, flexibility, and comfort in a convenient Norton location. All information pulled from public records. Buyers and buyers agents to verify all information in this listing. Subject to E and O.

2. 2026-03-03
   price $165,000 1027-char remark

   Show marketing remark (1027 chars)

   Discover the perfect blend of space and comfort with this 3-bedroom, 3-bath home in Norton, VA, situated on a beautiful 1.2-acre lot. The flat, usable yard offers endless possibilities—ideal for outdoor entertaining, play, gardening, or simply enjoying the peaceful setting. An outbuilding with electricity adds incredible value and versatility, perfect for a workshop, hobby space, home gym, or additional storage. Inside, the home features a functional layout with generous living spaces and well-sized bedrooms, including three full bathrooms that provide convenience for both everyday living and guests. Whether you're enjoying the indoors or taking advantage of the expansive outdoor space, this property offers room to spread out while still being just minutes from town amenities. A great opportunity for those seeking land, flexibility, and comfort in a convenient Norton location. All information pulled from public records. Buyers and buyers agents to verify all information in this listing. Subject to E and O.

3. 2026-02-20
   price $175,000 1027-char remark

   Show marketing remark (1027 chars)

   Discover the perfect blend of space and comfort with this 3-bedroom, 3-bath home in Norton, VA, situated on a beautiful 1.2-acre lot. The flat, usable yard offers endless possibilities—ideal for outdoor entertaining, play, gardening, or simply enjoying the peaceful setting. An outbuilding with electricity adds incredible value and versatility, perfect for a workshop, hobby space, home gym, or additional storage. Inside, the home features a functional layout with generous living spaces and well-sized bedrooms, including three full bathrooms that provide convenience for both everyday living and guests. Whether you're enjoying the indoors or taking advantage of the expansive outdoor space, this property offers room to spread out while still being just minutes from town amenities. A great opportunity for those seeking land, flexibility, and comfort in a convenient Norton location. All information pulled from public records. Buyers and buyers agents to verify all information in this listing. Subject to E and O.

4. 2026-02-07
   listed $185,000 Active 1027-char remark

   Show marketing remark (1027 chars)

   Discover the perfect blend of space and comfort with this 3-bedroom, 3-bath home in Norton, VA, situated on a beautiful 1.2-acre lot. The flat, usable yard offers endless possibilities—ideal for outdoor entertaining, play, gardening, or simply enjoying the peaceful setting. An outbuilding with electricity adds incredible value and versatility, perfect for a workshop, hobby space, home gym, or additional storage. Inside, the home features a functional layout with generous living spaces and well-sized bedrooms, including three full bathrooms that provide convenience for both everyday living and guests. Whether you're enjoying the indoors or taking advantage of the expansive outdoor space, this property offers room to spread out while still being just minutes from town amenities. A great opportunity for those seeking land, flexibility, and comfort in a convenient Norton location. All information pulled from public records. Buyers and buyers agents to verify all information in this listing. Subject to E and O.

5. 2022-05-02
   soldstatus $110,000
6. 2022-04-29
   soldstatus $110,000 662-char remark

   Show marketing remark (662 chars)

   Great starter home that includes 1.2 acres of cleared land, an outbuilding with electricity, and a home generator. There are two bedrooms and two baths in the main part of the home. One of these bedrooms has a full en suite bathroom. The addition features a family room downstairs and a master suite upstairs with its own full bath. There is a good-sized living room, a bonus area--office, workout room, play room for the kids--and a recently built front porch. Outside is a beautiful level lot for your family's outdoor needs. Schedule your showing today. Buyers and buyers agents should verify the information contained in this listing. Subject to E & O.

7. 2021-12-30
   listed $119,000 662-char remark

   Show marketing remark (662 chars)

   Great starter home that includes 1.2 acres of cleared land, an outbuilding with electricity, and a home generator. There are two bedrooms and two baths in the main part of the home. One of these bedrooms has a full en suite bathroom. The addition features a family room downstairs and a master suite upstairs with its own full bath. There is a good-sized living room, a bonus area--office, workout room, play room for the kids--and a recently built front porch. Outside is a beautiful level lot for your family's outdoor needs. Schedule your showing today. Buyers and buyers agents should verify the information contained in this listing. Subject to E & O.

8. 2021-12-08
   soldstatus $125,000
9. 2021-12-08
   soldstatus $125,000
10. 2021-07-19
    listed $125,900
11. 2018-07-03
    soldstatus $81,000
12. 2018-05-09
    listed $74,900
13. 1994-05-01
    soldstatus $51,000
14. 1994-05-01
    soldstatus $51,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$581/yr (+$48/mo · 80.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,554
• − Mortgage interest: −$8,906
• − Property taxes: −$723
• − Insurance: −$5,914
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,625
• Taxable loss: −$7,943
• Est. tax savings @ 24.0%: +$1,906
• After-tax cash flow: $-3,238/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: Norton City Public School District
• NCES district ID: 5102760
• Math proficiency: 68% ▼ -20.00%
• Reading proficiency: 85% ▲ 2.00%
• Median HH income: $34,636
• Composite: 63.22/100
• National rank: #636
• State rank: #12 of 131 in VA

Livability — Norton

• Score: 74/100
• State rank: #139
• US rank: #4441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton, VA
• Population (ZIP): 5,860

Population outlook (Norton County) Hauer SSP2

• Today (2025): 3,919 people
• By 2030: 3,899 · -0.5%
• By 2040: 3,838 · -2.1%
• By 2050: 3,778 · -3.6%
• By 2075: 3,584 · -8.5%
• By 2100: 3,154 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Norton

• 2024 margin: Solid R (+43.6) · D 27.9% · R 71.5%
• 2008→2024 swing: -43.5pp toward R · 2008: -0.1pp · 2024: -43.6pp
• All cycles: 2024: R+43.6 2020: R+40.3 2016: R+43.8 2012: R+22.1 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 140.9507
• 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

+211.8% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $159,000 TVRMLS
• 2026-03-03 Price Changed $165,000 TVRMLS
• 2026-02-20 Price Changed $175,000 TVRMLS
• 2026-02-07 Listed $185,000 TVRMLS
• 2022-05-02 Sold (Public Records) $110,000 Public Records
• 2022-04-29 Sold (MLS) $110,000 TVRMLS
• 2021-12-30 Listed $119,000 TVRMLS
• 2021-12-08 Sold (Public Records) $125,000 Public Records
• 2021-12-08 Sold (MLS) $125,000 TVRMLS
• 2021-07-19 Listed $125,900 TVRMLS
• 2018-07-03 Sold (MLS) $81,000 TVRMLS
• 2018-05-09 Listed $74,900 TVRMLS
• 1994-05-01 Sold (Public Records) $51,000 Public Records
• 1994-05-01 Sold (Public Records) $51,000 Public Records

Property tax history

+5.5%/yr

Latest (2026): $723 · +0.0% YoY. Source: county tax records.