109 Cedar Gate Rd · Madison Heights, VA 24574

$95,000

3 bd · 1.0 ba · 1,750 sqft · SingleFamily public records · 75 Days on market

Built 1931 0.51 ac 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1931, this Amherst County home is ready for a full renovation and a fresh vision. Featuring charming porches on the first and second stories. This home is an ideal opportunity for investors or buyers looking to restore a classic home to its former glory. Great location only minutes from shopping and dining. This home is being sold as-is where-is.

Key facts

• Great location
• Full renovation
• 0.51 acre lot

Tags

• FULL RENOVATION
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.4% in Madison Heights — 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 73/100 on livability (#166 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B; Watch: health & safety C-, employment D, amenities F.
• Amherst County Public School District (rural): math 40% / reading 64% proficiency, ranked #94 of 131 in VA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Amelon Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 438 students, 78% FRL); Monelison Middle (math 25% / reading 59%, grade D-, #295 of 342 statewide, top 87%, 513 students, 77% FRL); Amherst County High (math 57% / reading 81%, grade B, #170 of 319 statewide, top 55%, 1,260 students, 75% FRL) — zoned schools average 77% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 228 units permitted in Amherst County in 2024 (108 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Amherst 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $95k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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. 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: 1.37% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $313,250
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Crescent Ln	0.46mi	4/2.0 (+1)	1,938 (+11%)	16mo	$120,000	$62	39
195 Crescent Lane Ln	0.63mi	2/2.0 (-1)	1,680 (-4%)	22mo	$299,900	$179	36

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $13,438
• Equity at exit: $14,165

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $48,747
• Equity at exit: $8,214

Cash invested: $26,600 (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 24574

• Home prices YoY: -15.4%
• Active inventory: 51
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $453

Break-even live

Break-even rent $731

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-25
   status Pending
2. 2026-03-09
   price $95,000
3. 2026-02-27
   status Active
4. 2026-02-11
   status Pending
5. 2025-12-23
   listed $110,000 Active
6. 1995-10-31
   soldstatus $44,000

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$303/yr (+$25/mo · 63.7%)

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

Taxation est. · year 1

• Rental income: $15,654
• − Mortgage interest: −$5,321
• − Property taxes: −$476
• − Insurance: −$475
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,764
• Taxable income: $4,114
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,450/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: Amherst County Public School District
• NCES district ID: 5100210
• Math proficiency: 40% ▼ -42.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $45,945
• Composite: 43.96/100
• National rank: #2900
• State rank: #94 of 131 in VA

Livability — Madison Heights

• Score: 73/100
• State rank: #166
• US rank: #5166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,744
• Population (ZIP): 4,071

Population outlook (Amherst County) Hauer SSP2

• Today (2025): 29,790 people
• By 2030: 28,332 · -4.9%
• By 2040: 24,963 · -16.2%
• By 2050: 21,468 · -27.9%
• By 2075: 14,111 · -52.6%
• By 2100: 9,344 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 17% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 4% · Canada, Philippines, Guatemala
• Languages at home: 96% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Amherst

• 2024 margin: Solid R (+36.5) · D 31.4% · R 67.9%
• 2008→2024 swing: -20.3pp toward R · 2008: -16.2pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.6 2016: R+30.7 2012: R+19.9 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.52%
• Current HPI: 178.6127
• 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

+115.9% since first listed

6 events — show timeline

• 2026-03-25 Pending — LMLS
• 2026-03-09 Price Changed $95,000 LMLS
• 2026-02-27 Relisted — LMLS
• 2026-02-11 Pending — LMLS
• 2025-12-23 Listed $110,000 LMLS
• 1995-10-31 Sold (Public Records) $44,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $476 · +0.0% YoY. Source: county tax records.