3325 Sylvatus Hwy · Hillsville, VA 24343

$45,000

4 bd · 1.0 ba · 1,344 sqft · SingleFamily · 201 Days on market

Built 1970 0.69 ac lot ↓ 50% since listing

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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
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

Key facts

• 0.69 acre lot
• Built 1970
• Listed 201 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $722 ($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.
• Cap rate 25.6% vs local median 2.6% in Hillsville — 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 65/100 on livability (#339 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 83% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1970 — 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 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?
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: 2.82% ✓
• Cap rate: 25.56%
• Cash-on-cash: 68.81%
• DSCR: 4.06
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $193,536
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 Deer Ridge Rd	0.72mi	3/2.0 (-1)	1,488 (+11%)	9mo	$215,000	$144	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 68.2%
• Equity multiple: 4.07×
• Total profit: $38,724
• Equity at exit: $6,710

10-year hold

• IRR: 72.4%
• Equity multiple: 8.38×
• Total profit: $92,974
• Equity at exit: $3,891

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 24343

• Home prices YoY: -19.2%
• Active inventory: 124
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $722

Break-even live

Break-even rent $355

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 7 events

1. 2025-07-01
   soldstatus $40,000 Closed 617-char remark

   Show marketing remark (617 chars)

   4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

2. 2025-06-01
   status Pending

   Show marketing remark (617 chars)

   4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

3. 2025-06-01
   historical Active Under Contract 617-char remark

   Show marketing remark (617 chars)

   4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

4. 2025-05-31
   price $45,000

   Show marketing remark (617 chars)

   4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

5. 2025-05-31
   price $45,000 617-char remark

   Show marketing remark (617 chars)

   4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

6. 2024-11-12
   listed $80,000 Active 617-char remark

   Show marketing remark (617 chars)

   4-Bedroom Fixer-Upper Double-Wide Near Hillsville and I-77 This spacious 4-bedroom, 1-bath double-wide offers a fantastic investment opportunity for those looking to add personal touches to a rural property near Hillsville. Just minutes from I-77, this home provides convenience, ideal for anyone seeking a peaceful setting close to town amenities. Sitting on . 69 acres, the home has good potential, with ample square footage to create a cozy residence or profitable rental. Some repairs are needed to bring out its best, making it a great project for DIYers or investors alike. Being sold "AS IS WHERE IS"

7. 2024-11-11
   listed $80,000 Active

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$65/yr (+$5/mo · 21.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,229
• − Mortgage interest: −$2,521
• − Property taxes: −$304
• − Insurance: −$225
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,309
• Taxable income: $8,433
• Est. tax owed @ 24.0%: −$2,024
• After-tax cash flow: $6,646/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Hillsville

• Score: 65/100
• State rank: #339
• US rank: #13358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,942
• Population (ZIP): 8,942

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.28%
• Current HPI: 161.0491
• 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

-50.0% since first listed

7 events — show timeline

• 2025-07-01 Sold (MLS) $40,000 SWVAR
• 2025-06-01 Pending — Triad MLS
• 2025-06-01 Contingent — SWVAR
• 2025-05-31 Price Changed $45,000 Triad MLS
• 2025-05-31 Price Changed $45,000 SWVAR
• 2024-11-12 Listed $80,000 SWVAR
• 2024-11-11 Listed $80,000 Triad MLS

Property tax history

+1.3%/yr

Latest (2025): $304 · +15.4% YoY. Source: county tax records.