209 Apache Trl · Martinsville, VA 24112

$89,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 26 Days on market

Built 1975 0.30 ac lot Est $141k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

Key facts

• 0.3 acre lot
• Built 1975
• Listed 25 days

Property features AI

Exterior

• Parking: Paved
• Utilities: Public water; Septic sewer
• Home design: Residential property; Single-story
• Construction: Brick construction; Composition roof; Built with a partial finished basement
• Exterior features: Paved parking; Rolling slope lot

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Baseboard heating; Window cooling units
• Interior features: Insulated windows; Finished partial basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.9% in Martinsville — 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 70/100 on livability (#231 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: amenities F, commute F, employment D-.
• Henry County Public School District (rural): math 45% / reading 69% proficiency, ranked #78 of 131 in VA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 256 active listings in the ZIP; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at -28% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago 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 $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Vine St	0.73mi	3/1.0	1,440 (0%)	0mo	$138,000	$96	62
286 Harris St	0.52mi	3/2.0	1,512 (+5%)	13mo	$148,000	$98	57
910 Myrtle Rd	0.72mi	4/2.0 (+1)	1,350 (-6%)	19mo	$145,000	$107	35
1117 Chatham Heights Rd	0.73mi	4/2.0 (+1)	1,275 (-12%)	15mo	$50,000	$39	29

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $12,627
• Equity at exit: $13,404

10-year hold

• IRR: 21.5%
• Equity multiple: 2.82×
• Total profit: $45,917
• Equity at exit: $7,773

Cash invested: $25,172 (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 24112

• Active inventory: 256
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $428

Break-even live

Break-even rent $678

Max offer price $89,900

Occupancy floor 60%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $89,900 Active 26 DOM
2. 2026-06-18
   days on market $89,900 Active 25 DOM
3. 2026-06-17
   days on market $89,900 Active 24 DOM
4. 2026-06-16
   days on market $89,900 Active 23 DOM
5. 2026-06-15
   days on market $89,900 Active 22 DOM
6. 2026-06-14
   days on market $89,900 Active 20 DOM
7. 2026-06-12
   days on market $89,900 Active 19 DOM
8. 2026-06-09
   days on market $89,900 Active 16 DOM
9. 2026-06-08
   days on market $89,900 Active 15 DOM
10. 2026-06-07
    days on market $89,900 Active 14 DOM
11. 2026-06-03
    days on market $89,900 Active 12 DOM
12. 2026-06-02
    days on market $89,900 Active 11 DOM
13. 2026-06-01
    days on market $89,900 Active 10 DOM
14. 2026-05-31
    days on market $89,900 Active 9 DOM
15. 2026-05-30
    days on market $89,900 Active 8 DOM
16. 2026-05-22
    listed $89,900 Active
17. 2021-12-08
    soldstatus $45,000 171-char remark

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

18. 2021-12-08
    soldstatus $45,000 171-char remark

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

19. 2021-12-08
    soldstatus $45,000

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

20. 2021-12-08
    soldstatus $45,000

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

21. 2021-09-13
    listed $65,000 171-char remark

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

22. 2021-09-10
    listed $65,000 171-char remark

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

23. 2021-09-10
    listed $65,000

    Show marketing remark (171 chars)

    Nice starter home. 3 bedroom 1 1/2 bath, walkout basement. Carport, fireplace. Home sold AS IS. Sq. ft. /lot size est. Information taken from tax assessment and/or seller.

24. 2002-07-19
    soldstatus $45,000
25. 2001-06-08
    listed $57,000

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$413/yr (+$34/mo · 127.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,635
• − Mortgage interest: −$5,036
• − Property taxes: −$325
• − Insurance: −$450
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,615
• Taxable income: $3,868
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,202/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: Henry County Public School District
• NCES district ID: 5101920
• Math proficiency: 45% ▼ -37.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $34,579
• Composite: 47.02/100
• National rank: #2345
• State rank: #78 of 131 in VA

Livability — Martinsville

• Score: 70/100
• State rank: #231
• US rank: #7826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martinsville City · 31,028 people
• City population: 31,028
• Metro: Martinsville, VA
• Population (ZIP): 31,028
• Household income: $48,770
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 888.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 46,903 people
• By 2030: 44,141 · -5.9%
• By 2040: 38,687 · -17.5%
• By 2050: 33,742 · -28.1%
• By 2075: 25,720 · -45.2%
• By 2100: 19,868 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+32.8) · D 33.3% · R 66.1%
• 2008→2024 swing: -22.4pp toward R · 2008: -10.5pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.1 2016: R+29.2 2012: R+14.7 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.37%
• Current HPI: 172.4393
• Rent YoY: —
• Metro: Martinsville, VA
• 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

+57.7% since first listed

10 events — show timeline

• 2026-05-22 Listed $89,900 MHPCAR
• 2021-12-08 Sold (Public Records) $45,000 Public Records
• 2021-12-08 Sold (MLS) $45,000 MHPCAR
• 2021-12-08 Sold (MLS) $45,000 MLSRV
• 2021-12-08 Sold (MLS) $45,000 DRRAR
• 2021-09-13 Listed $65,000 DRRAR
• 2021-09-10 Listed $65,000 MHPCAR
• 2021-09-10 Listed $65,000 MLSRV
• 2002-07-19 Sold (MLS) $45,000 MHPCAR
• 2001-06-08 Listed $57,000 MHPCAR

Property tax history

+0.9%/yr

Latest (2025): $325 · +0.0% YoY. Source: county tax records.