415 Randolph Ave · Pulaski, VA 24301

$50,000

4 bd · 2.0 ba · 2,620 sqft · SingleFamily · 113 Days on market

Built 1900 1,045 sqft lot $19/sqft · 79% 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
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and transform this home into something special! Taken down to the studs this property offers a clean starting point for a complete renovation. Perfect for investors or contractors ready to create value from the ground up. Significant work required being sold as is.

Key facts

• 1,045 sq ft lot
• Built 1900
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 5.5% in Pulaski — 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 67/100 on livability (#297 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Pulaski County Public School District (rural): math 48% / reading 61% proficiency, ranked #86 of 131 in VA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 39 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at -19% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $10k; list at $50k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
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: 2.94% ✓
• Cap rate: 27.11%
• Cash-on-cash: 74.34%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

• ARV (median comp): $233,476
• List price: $50,000
• Delta: -78.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 3rd St NW	0.12mi	4/3.0	2,668 (+2%)	7mo	$170,000	$64	81
231 Randolph Ave	0.15mi	4/3.0	2,456 (-6%)	6mo	$239,900	$98	74
38 6th St	0.37mi	4/2.0	2,502 (-4%)	2mo	$309,000	$124	74
361 Longview Ct	0.19mi	3/1.0 (-1)	2,630 (+0%)	15mo	$230,000	$87	69
750 Prospect Ave	0.40mi	3/2.0 (-1)	2,368 (-10%)	9mo	$230,000	$97	53
211 Floyd Ave	0.69mi	4/2.0	2,584 (-1%)	20mo	$200,000	$77	49
505 Scott St	0.70mi	5/2.0 (+1)	2,764 (+6%)	21mo	$170,000	$62	36
234 Tenth St NW	0.43mi	3/1.0 (-1)	2,252 (-14%)	22mo	$95,400	$42	30

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: 74.2%
• Equity multiple: 4.37×
• Total profit: $47,127
• Equity at exit: $7,455

10-year hold

• IRR: 77.9%
• Equity multiple: 9.01×
• Total profit: $112,125
• Equity at exit: $4,323

Cash invested: $14,000 (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 24301

• Active inventory: 114
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$9 /mo · $111/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $867

Break-even live

Break-even rent $370

Max offer price $50,000

Occupancy floor 36%

Sensitivity live

Price	-10% $896	-5% $881	+0% $867	+5% $853	+10% $839
Rent	-10% $751	-5% $809	+0% $867	+5% $925	+10% $983
Rate	-1.0pp $893	-0.5pp $880	base $867	+0.5pp $854	+1.0pp $841

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $50,000 Active 113 DOM
2. 2026-06-18
   days on market $50,000 Active 112 DOM
3. 2026-06-17
   days on market $50,000 Active 111 DOM
4. 2026-06-16
   days on market $50,000 Active 110 DOM
5. 2026-06-15
   days on market $50,000 Active 109 DOM
6. 2026-06-14
   days on market $50,000 Active 107 DOM
7. 2026-06-13
   days on market $50,000 Active 106 DOM
8. 2026-06-10
   days on market $50,000 Active 104 DOM
9. 2026-06-09
   days on market $50,000 Active 103 DOM
10. 2026-06-08
    days on market $50,000 Active 102 DOM
11. 2026-06-07
    days on market $50,000 Active 101 DOM
12. 2026-06-05
    days on market $50,000 Active 98 DOM
13. 2026-06-02
    days on market $50,000 Active 96 DOM
14. 2026-06-01
    days on market $50,000 Active 95 DOM
15. 2026-05-31
    days on market $50,000 Active 94 DOM
16. 2026-05-30
    days on market $50,000 Active 93 DOM
17. 2026-02-26
    listed $50,000 Active 283-char remark

    Show marketing remark (283 chars)

    Bring your vision and transform this home into something special! Taken down to the studs this property offers a clean starting point for a complete renovation. Perfect for investors or contractors ready to create value from the ground up. Significant work required being sold as is.

18. 2025-04-22
    listed $50,000 Active
19. 2019-09-09
    soldstatus $10,000

ⓘ 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: $111 · $9/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$299/yr (+$25/mo · 269.4%)

ⓘ 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 4/10 Moderate 8 d/yr ≥93°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,614
• − Mortgage interest: −$2,801
• − Property taxes: −$111
• − Insurance: −$250
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$1,455
• Taxable income: $10,180
• Est. tax owed @ 24.0%: −$2,443
• After-tax cash flow: $7,965/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: Pulaski County Public School District
• NCES district ID: 5103150
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $44,912
• Composite: 45.98/100
• National rank: #2537
• State rank: #86 of 131 in VA

Livability — Pulaski

• Score: 67/100
• State rank: #297
• US rank: #10639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pulaski, VA
• Population (ZIP): 13,370

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 32,949 people
• By 2030: 31,812 · -3.5%
• By 2040: 29,224 · -11.3%
• By 2050: 26,691 · -19.0%
• By 2075: 21,312 · -35.3%
• By 2100: 15,697 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.1pp toward R · 2008: -19.5pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.5 2016: R+40.7 2012: R+24.8 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.98%
• Current HPI: 144.6556
• 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

+400.0% since first listed

3 events — show timeline

• 2026-02-26 Listed $50,000 NRVMLS
• 2025-04-22 Listed $50,000 NRVMLS
• 2019-09-09 Sold (Public Records) $10,000 Public Records

Property tax history

-5.1%/yr

Latest (2026): $111 · +0.0% YoY. Source: county tax records.