42 High St · Eagle Rock, VA 24085

$45,000

3 bd · 1.0 ba · 1,614 sqft · SingleFamily public records · 301 Days on market

Built 1900 0.75 ac lot $28/sqft · 61% 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home presents the buyer with a ton of opportunity to bring back to life a 1900 home with an absolutely amazing view from the front porch! To boot, it sits in a sleepy community in a coveted and growing area where anyone with the vision can expect gracious living with everything customized to their tastes! This home would make an ideal Airbnb due its proximity to the James River or a whole host of other possibilities!

Key facts

• 0.75 acre lot
• 2 parking spots
• Built 1900

Tags

• PROXIMITY TO JAMES RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $3k of equity ($311 loan paydown + $3k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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. 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. 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: 2.82% ✓
• Cap rate: 25.74%
• Cash-on-cash: 69.46%
• DSCR: 4.09
• GRM: 3.0

CMA / ARV

• ARV (median comp): $116,549
• List price: $45,000
• Delta: -61.39%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 High St	0.10mi	2/1.0 (-1)	1,514 (-6%)	14mo	$79,500	$53	68
184 High St	0.14mi	3/1.0	1,468 (-9%)	20mo	$45,000	$31	62
32 Fridley Hl	0.12mi	3/1.0	1,398 (-13%)	19mo	$150,000	$107	56

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: 76.8%
• Equity multiple: 5.72×
• Total profit: $59,502
• Equity at exit: $28,357

10-year hold

• IRR: 74.0%
• Equity multiple: 12.00×
• Total profit: $138,627
• Equity at exit: $51,483

Cash invested: $12,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $729

Break-even live

Break-even rent $347

Max offer price $45,000

Occupancy floor 38%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $45,000 Active 301 DOM
2. 2026-06-17
   days on market $45,000 Active 300 DOM
3. 2026-06-16
   days on market $45,000 Active 299 DOM
4. 2026-06-15
   days on market $45,000 Active 298 DOM
5. 2026-06-14
   days on market $45,000 Active 296 DOM
6. 2026-06-13
   days on market $45,000 Active 295 DOM
7. 2026-06-10
   days on market $45,000 Active 293 DOM
8. 2026-06-09
   days on market $45,000 Active 292 DOM
9. 2026-06-08
   days on market $45,000 Active 291 DOM
10. 2026-06-07
    days on market $45,000 Active 290 DOM
11. 2026-06-05
    days on market $45,000 Active 287 DOM
12. 2026-06-02
    days on market $45,000 Active 285 DOM
13. 2026-06-01
    days on market $45,000 Active 284 DOM
14. 2026-05-31
    days on market $45,000 Active 283 DOM
15. 2026-05-30
    days on market $45,000 Active 282 DOM
16. 2026-02-21
    status Active 425-char remark

    Show marketing remark (425 chars)

    This home presents the buyer with a ton of opportunity to bring back to life a 1900 home with an absolutely amazing view from the front porch! To boot, it sits in a sleepy community in a coveted and growing area where anyone with the vision can expect gracious living with everything customized to their tastes! This home would make an ideal Airbnb due its proximity to the James River or a whole host of other possibilities!

17. 2026-02-21
    price $45,000 425-char remark

    Show marketing remark (425 chars)

    This home presents the buyer with a ton of opportunity to bring back to life a 1900 home with an absolutely amazing view from the front porch! To boot, it sits in a sleepy community in a coveted and growing area where anyone with the vision can expect gracious living with everything customized to their tastes! This home would make an ideal Airbnb due its proximity to the James River or a whole host of other possibilities!

18. 2026-02-20
    historical 425-char remark

    Show marketing remark (425 chars)

    This home presents the buyer with a ton of opportunity to bring back to life a 1900 home with an absolutely amazing view from the front porch! To boot, it sits in a sleepy community in a coveted and growing area where anyone with the vision can expect gracious living with everything customized to their tastes! This home would make an ideal Airbnb due its proximity to the James River or a whole host of other possibilities!

19. 2025-10-27
    price $50,000 425-char remark

    Show marketing remark (425 chars)

    This home presents the buyer with a ton of opportunity to bring back to life a 1900 home with an absolutely amazing view from the front porch! To boot, it sits in a sleepy community in a coveted and growing area where anyone with the vision can expect gracious living with everything customized to their tastes! This home would make an ideal Airbnb due its proximity to the James River or a whole host of other possibilities!

20. 2025-08-20
    listed $55,000 Active 425-char remark

    Show marketing remark (425 chars)

    This home presents the buyer with a ton of opportunity to bring back to life a 1900 home with an absolutely amazing view from the front porch! To boot, it sits in a sleepy community in a coveted and growing area where anyone with the vision can expect gracious living with everything customized to their tastes! This home would make an ideal Airbnb due its proximity to the James River or a whole host of other possibilities!

21. 2022-09-08
    soldstatus $35,000
22. 2004-11-05
    historical
23. 2004-05-06
    listed $89,000
24. 2002-11-19
    soldstatus $38,500

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$139/yr (+$12/mo · 60.7%)

ⓘ 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 · 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: $15,238
• − Mortgage interest: −$2,521
• − Property taxes: −$230
• − Insurance: −$225
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,309
• Taxable income: $8,515
• Est. tax owed @ 24.0%: −$2,044
• After-tax cash flow: $6,708/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

+16.9% since first listed

9 events — show timeline

• 2026-02-21 Relisted — MLSRV
• 2026-02-21 Price Changed $45,000 MLSRV
• 2026-02-20 Listing Removed — MLSRV
• 2025-10-27 Price Changed $50,000 MLSRV
• 2025-08-20 Listed $55,000 MLSRV
• 2022-09-08 Sold (Public Records) $35,000 Public Records
• 2004-11-05 Listing Removed — MLSRV
• 2004-05-06 Listed $89,000 MLSRV
• 2002-11-19 Sold (Public Records) $38,500 Public Records

Property tax history

-5.2%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.