1005 Railroad Ave · Franklin, VA 23851

$94,500

4 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 13 Days on market

Built 1958 8,712 sqft lot

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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 +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! This property is currently being utilized as a rental and presents an excellent investment opportunity. The interior is in need of some TLC, making it ideal for those looking to renovate and add value. Whether you're seeking a long-term rental to generate passive income or a flip project with resale potential, this property offers plenty of possibilities. Priced with investors in mind, this is a great opportunity to expand your portfolio and maximize your return on investment.

Key facts

• 8,712 sq ft lot
• Built 1958
• Listed 12 days

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Driveway parking; Street parking
• Utilities: City water; City sewer; Electric water heater
• Home design: Detached ranch; Single-story; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; City view; Covered porch

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Ceramic flooring; Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window/wall cooling
• Interior features: Ceiling fan; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 14.5% vs local median 3.9% in Franklin — 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 59/100 on livability (#461 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Franklin City Public School District (town): math 23% / reading 51% proficiency, ranked #127 of 131 in VA (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S.P. Morton Elementary (math 16% / reading 38%, grade F, #1,029 of 1,108 statewide, top 94%, 481 students, 101% FRL); Franklin High (math 37% / reading 82%, grade C+, #247 of 319 statewide, top 80%, 378 students, 100% FRL) — zoned schools average 101% FRL vs 75% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -22% 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,500

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 1.68% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.21%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $198,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Hayden Dr	0.39mi	3/1.0 (-1)	1,321 (+3%)	2mo	$140,000	$106	70
311 Washington St	0.21mi	3/2.0 (-1)	1,200 (-7%)	1mo	$240,000	$200	69
200 Delk St	0.37mi	3/2.0 (-1)	1,300 (+1%)	4mo	$114,900	$88	69
309 Edwards St	0.32mi	3/1.5 (-1)	1,360 (+6%)	6mo	$80,000	$59	64
407 Hall St	0.26mi	3/2.0 (-1)	1,178 (-8%)	4mo	$75,000	$64	62
835 Cool Spring St	0.14mi	3/1.0 (-1)	1,100 (-14%)	8mo	$185,000	$168	58
416 Cobb St	0.38mi	4/2.0	1,433 (+11%)	3mo	$100,000	$70	57
712 Norfleet St	0.60mi	4/2.0	1,344 (+4%)	9mo	$258,000	$192	53
124 Holland Cir	0.52mi	4/2.0	1,400 (+9%)	10mo	$227,000	$162	49
408 Hogart St	0.59mi	4/2.5	1,440 (+12%)	10mo	$229,999	$160	39
201 Harrison St	0.59mi	3/1.0 (-1)	1,107 (-14%)	9mo	$170,000	$154	36
302 Artis St	0.60mi	3/2.0 (-1)	1,462 (+14%)	11mo	$219,000	$150	31

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $25,712
• Equity at exit: $14,090

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $75,204
• Equity at exit: $8,171

Cash invested: $26,460 (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 23851

• Home prices YoY: -10.2%
• Active inventory: 137
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $644

Break-even live

Break-even rent $769

Max offer price $94,500

Occupancy floor 54%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Holland Cir Franklin, VA	3.0	1.0	1056	$1,800	$1.70	43d	1	0.53mi
2300 South St Unit 1 Franklin, VA	3.0	1.0	1350	$1,600	$1.19	43d	1	0.90mi
313 Council Rd Franklin, VA	3.0	1.0	1000	$975	$0.97	19d	1	1.36mi

Listing history 11 events

1. 2026-06-18
   days on market $94,500 Active 13 DOM
2. 2026-06-17
   days on market $94,500 Active 12 DOM
3. 2026-06-16
   days on market $94,500 Active 11 DOM
4. 2026-06-15
   days on market $94,500 Active 10 DOM
5. 2026-06-15
   days on market $94,500 Active 9 DOM
6. 2026-06-13
   days on market $94,500 Active 8 DOM
7. 2026-06-12
   days on market $94,500 Active 7 DOM
8. 2026-06-09
   days on market $94,500 Active 4 DOM
9. 2026-06-08
   days on market $94,500 Active 3 DOM
10. 2026-06-08
    remarks 504-char remark
11. 2026-06-08
    listed $94,500 Active 2 DOM

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,015
• − Mortgage interest: −$5,293
• − Property taxes: −$872
• − Insurance: −$472
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$2,749
• Taxable income: $6,585
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $6,150/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: Franklin City Public School District
• NCES district ID: 5101410
• Math proficiency: 23% ▼ -48.00%
• Reading proficiency: 51% ▼ -18.00%
• Median HH income: $35,138
• Composite: 30.47/100
• National rank: #6227
• State rank: #127 of 131 in VA

Livability — Franklin

• Score: 59/100
• State rank: #461
• US rank: #19645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, VA
• Population (ZIP): 13,481

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 7,817 people
• By 2030: 7,480 · -4.3%
• By 2040: 6,803 · -13.0%
• By 2050: 6,124 · -21.7%
• By 2075: 4,484 · -42.6%
• By 2100: 2,967 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 45% White 44% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: -5.3pp toward R · 2008: 28.1pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+25.6 2016: D+27.1 2012: D+30.7 2008: D+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.51%
• Current HPI: 293.564
• 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

+45.4% since first listed

2 events — show timeline

• 2026-06-05 Listed $94,500 REINMLS
• 2005-11-15 Sold (Public Records) $65,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $872 · +0.0% YoY. Source: county tax records.