841 Front St · Pulaski, VA 24301

$99,900

2 bd · 1.0 ba · 1,015 sqft · SingleFamily

Built 1937 7,840 sqft lot Est $142k · 30% under

---

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 +8.0/10.0
• 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

Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

Key facts

• Hardwood flooring
• Main level living
• Large backyard

Tags

• BENGALOW STYLE HOME
• HARDWOOD FLOORING
• LARGE BACKYARD
• STORAGE SHED
• WELL INSULATED
• MAIN LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.2% 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; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1937 — 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: 1.30% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $142,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 State	0.15mi	3/2.0 (+1)	1,000 (-2%)	1mo	$190,000	$190	81
127 State Aly	0.16mi	3/2.0 (+1)	1,000 (-2%)	1mo	$199,000	$199	80
125 Fayette St	0.38mi	3/1.0 (+1)	1,036 (+2%)	12mo	$145,000	$140	64
4033 Brookmont Rd	0.47mi	2/1.0	1,108 (+9%)	2mo	$50,000	$45	61
143 Lake St	0.28mi	3/1.0 (+1)	1,119 (+10%)	7mo	$151,000	$135	59
1014 Melborn St	0.18mi	2/1.0	896 (-12%)	16mo	$125,000	$140	58
225 Altoona Rd	0.29mi	2/1.0	895 (-12%)	14mo	$163,000	$182	55
729 Valley Rd	0.47mi	2/1.0	933 (-8%)	15mo	$30,000	$32	52
312 Lexington Ave	0.72mi	2/1.0	1,072 (+6%)	14mo	$129,900	$121	46
40 2nd St SE	0.69mi	2/1.0	892 (-12%)	9mo	$38,000	$43	40
717 Henry Ave	0.70mi	3/2.0 (+1)	1,128 (+11%)	2mo	$185,000	$164	38
311 S Washington Ave	0.69mi	3/2.0 (+1)	1,158 (+14%)	6mo	$140,000	$121	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: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,759
• Equity at exit: $14,895

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $41,833
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $408

Break-even live

Break-even rent $778

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $464	-5% $436	+0% $408	+5% $380	+10% $351
Rent	-10% $306	-5% $357	+0% $408	+5% $459	+10% $510
Rate	-1.0pp $458	-0.5pp $433	base $408	+0.5pp $382	+1.0pp $356

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 1st St NE Pulaski, VA	1.0	1.0–1.5	696	$1,225	$1.76	45d	4	0.66mi
500 Pico Ter Pulaski, VA	3.0	1.0–2.0	882	$1,390	$1.58	45d	11	1.16mi

Listing history 9 events

1. 2025-02-28
   soldstatus $99,900
2. 2025-02-26
   soldstatus $99,900 Closed 419-char remark

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

3. 2025-01-22
   status Pending

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

4. 2025-01-22
   historical Active Under Contract 419-char remark

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

5. 2025-01-22
   status Pending 419-char remark

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

6. 2025-01-15
   listed $99,900 Active 419-char remark

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

7. 2025-01-15
   listed $99,900 Active

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

8. 2025-01-15
   listed $99,900 Active 419-char remark

   Show marketing remark (419 chars)

   Check out this bungalow style home with two bedrooms and one bath. This house was remodeled a few years ago, with hardwood flooring throughout and nice kitchen cabinets and counter tops and a cute updated bathroom! House is solid and well insulated. All main level living. This property has a large backyard to play in with a storage building. Make this affordable home yours today! Call today to schedule your showing.

9. 2013-12-30
   soldstatus $48,000

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$235/yr (+$20/mo · 40.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 23 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: $15,525
• − Mortgage interest: −$5,596
• − Property taxes: −$585
• − Insurance: −$500
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,906
• Taxable income: $3,455
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $4,065/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

+108.1% since first listed

9 events — show timeline

• 2025-02-28 Sold (Public Records) $99,900 Public Records
• 2025-02-26 Sold (MLS) $99,900 NRVMLS
• 2025-01-22 Pending — MLSRV
• 2025-01-22 Contingent — SWVAR
• 2025-01-22 Pending — NRVMLS
• 2025-01-15 Listed $99,900 SWVAR
• 2025-01-15 Listed $99,900 MLSRV
• 2025-01-15 Listed $99,900 NRVMLS
• 2013-12-30 Sold (Public Records) $48,000 Public Records

Property tax history

+9.0%/yr

Latest (2026): $585 · +68.8% YoY. Source: county tax records.