89 Tilley Dr · Fieldale, VA 24089

$149,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 147 Days on market

Built 1964 0.47 ac lot $78/sqft · 50% below area Est $156k · at est.

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +9.7/15.0
• DSCR +5.8/10.0
• Appreciation +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick ranch three bedrooms and full basement located in a great neighbor. Fenced in back yard great for children and pets. All information taken by owner and tax card buyer to verify. County taxes are based on the old tax rate this is subject to change. This property is on a community well owned by Walnut Acres Water system. Per sellers the amount of water is 15.00 dollars a month for 2026. Buyer to verify any information regarding well.

Key facts

• Full basement
• Fenced in back yard
• 0.47 acre lot

Tags

• FENCED IN BACK YARD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.4% below list).
• Recommended offer: $129k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#381 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• 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: 19 active listings in the ZIP; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $138 of equity ($1k loan paydown + $-892 appreciation (-0.6% local appreciation)).
• Henry County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,086 (13.4% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $156,478
• List price: $149,000
• Delta: -4.78%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Dillons Fork Rd	0.38mi	2/1.5 (-1)	1,864 (-3%)	2mo	$298,000	$160	69
36 Lawless Dr	0.38mi	3/1.5	1,984 (+3%)	20mo	$214,000	$108	58
449 Valley Dr	0.75mi	3/1.0	2,152 (+12%)	6mo	$191,000	$89	36

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

Projected returns pro-forma

-0.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $469
• Equity at exit: $38,857

10-year hold

• IRR: 6.4%
• Equity multiple: 1.64×
• Total profit: $26,746
• Equity at exit: $43,321

Cash invested: $41,720 (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 24089

• Home prices YoY: -0.5%
• Active inventory: 19
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $142

Break-even live

Break-even rent $1,111

Max offer price $149,000

Occupancy floor 84%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $149,000 Active 147 DOM
2. 2026-06-18
   days on market $149,000 Active 146 DOM
3. 2026-06-17
   days on market $149,000 Active 145 DOM
4. 2026-06-16
   days on market $149,000 Active 144 DOM
5. 2026-06-15
   days on market $149,000 Active 143 DOM
6. 2026-06-14
   days on market $149,000 Active 141 DOM
7. 2026-06-12
   days on market $149,000 Active 140 DOM
8. 2026-06-09
   days on market $149,000 Active 137 DOM
9. 2026-06-08
   days on market $149,000 Active 136 DOM
10. 2026-06-07
    days on market $149,000 Active 135 DOM
11. 2026-06-03
    days on market $149,000 Active 131 DOM
12. 2026-06-02
    days on market $149,000 Active 130 DOM
13. 2026-06-01
    days on market $149,000 Active 129 DOM
14. 2026-05-31
    days on market $149,000 Active 128 DOM
15. 2026-05-30
    days on market $149,000 Active 127 DOM
16. 2026-01-23
    listed $149,000 Active 441-char remark

    Show marketing remark (441 chars)

    Brick ranch three bedrooms and full basement located in a great neighbor. Fenced in back yard great for children and pets. All information taken by owner and tax card buyer to verify. County taxes are based on the old tax rate this is subject to change. This property is on a community well owned by Walnut Acres Water system. Per sellers the amount of water is 15.00 dollars a month for 2026. Buyer to verify any information regarding well.

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$810/yr (+$67/mo · 196.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,490
• − Mortgage interest: −$8,346
• − Property taxes: −$412
• − Insurance: −$745
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,335
• Taxable loss: −$826
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,902/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 — Fieldale

• Score: 63/100
• State rank: #381
• US rank: #15400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,074

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 17% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -0.60%
• Current HPI: 122.8354
• 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

1 event — show timeline

• 2026-01-23 Listed $149,000 MHPCAR

Property tax history

+0.7%/yr

Latest (2025): $412 · +0.0% YoY. Source: county tax records.