2095 Webster Rd · Union Hall, VA 24092

$254,950

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 22 Days on market

Built 1984 0.70 ac lot

---

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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +6.0/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! 3 Bedroom, 2 Bath home needs major clean up, but has a lot of potential. Includes an additional . 66 acre lot. Great location, convenient to Rocky Mount & Smith Mtn. Lake. Being Sold AS IS, Where IS WITHOUT Warranty. .

Key facts

• Large deck
• Remodeled kitchen
• Ranch style home

Tags

• RANCH STYLE HOME
• REMODELED KITCHEN
• GRANITE COUNTER TOPS
• NEW APPLIANCES
• LARGE DECK
• FIRE PIT

Property features AI

Exterior

• Parking: Six open parking spaces
• Utilities: Has heating; Has cooling
• Home design: Residential property; Built in 1984
• Exterior features: Front porch

Interior

• Kitchen: Built-in microwave
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Concrete flooring; Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump electric heating; Heat pump electric cooling
• Interior features: Five total rooms; Insulated metal doors; Insulated, tilt-in windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/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 $237k (7.2% below list).
• Recommended offer: $237k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 1.4% in Union Hall — 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 58/100 on livability (#480 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B+; Watch: amenities F, commute F, cost of living F.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Glade Hill Elementary (math 67% / reading 67%, grade B+, #381 of 1,108 statewide, top 36%, 205 students, 75% FRL); Benjamin Franklin Middle (math 64% / reading 72%, grade A-, #94 of 342 statewide, top 28%, 1,397 students, 74% FRL); Franklin County High (math 79% / reading 82%, grade A, #57 of 319 statewide, top 18%, 1,904 students, 74% FRL) — zoned schools average 75% FRL vs 45% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Franklin County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $74k; list at $255k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,566 (7.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-18,759
• Equity at exit: $38,014

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $12,381
• Equity at exit: $22,043

Cash invested: $71,386 (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 24092

• Home prices YoY: -11.1%
• Active inventory: 29
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,366 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $356

Break-even live

Break-even rent $1,915

Max offer price $254,950

Occupancy floor 80%

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: $63,738
• Closing costs: $7,648
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   price $254,950 Active 22 DOM
2. 2026-06-18
   days on market $254,975 Active 22 DOM
3. 2026-06-17
   days on market $254,975 Active 21 DOM
4. 2026-06-16
   days on market $254,975 Active 20 DOM
5. 2026-06-15
   days on market $254,975 Active 19 DOM
6. 2026-06-14
   days on market $254,975 Active 17 DOM
7. 2026-06-13
   pricedays on market $254,975 Active 16 DOM
8. 2026-06-10
   days on market $255,000 Active 14 DOM
9. 2026-06-09
   days on market $255,000 Active 13 DOM
10. 2026-06-08
    days on market $255,000 Active 12 DOM
11. 2026-06-07
    days on market $255,000 Active 11 DOM
12. 2026-06-02
    days on market $255,000 Active 6 DOM
13. 2026-06-01
    days on market $255,000 Active 5 DOM
14. 2026-05-31
    days on market $255,000 Active 4 DOM
15. 2026-05-30
    days on market $255,000 Active 3 DOM
16. 2026-05-27
    listed $255,000 Active
17. 2020-11-24
    historical
18. 2020-10-16
    listed $181,500
19. 2020-03-09
    soldstatus $74,500 240-char remark

    Show marketing remark (240 chars)

    Investor Alert! 3 Bedroom, 2 Bath home needs major clean up, but has a lot of potential. Includes an additional . 66 acre lot. Great location, convenient to Rocky Mount & Smith Mtn. Lake. Being Sold AS IS, Where IS WITHOUT Warranty. .

20. 2020-03-09
    soldstatus $74,500

    Show marketing remark (240 chars)

    Investor Alert! 3 Bedroom, 2 Bath home needs major clean up, but has a lot of potential. Includes an additional . 66 acre lot. Great location, convenient to Rocky Mount & Smith Mtn. Lake. Being Sold AS IS, Where IS WITHOUT Warranty. .

21. 2020-02-14
    listed $79,500 240-char remark

    Show marketing remark (240 chars)

    Investor Alert! 3 Bedroom, 2 Bath home needs major clean up, but has a lot of potential. Includes an additional . 66 acre lot. Great location, convenient to Rocky Mount & Smith Mtn. Lake. Being Sold AS IS, Where IS WITHOUT Warranty. .

22. 2010-11-12
    soldstatus $105,000
23. 2010-09-19
    historical
24. 2010-02-10
    listed $129,000

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$1,254/yr (+$105/mo · 150.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,388
• − Mortgage interest: −$14,281
• − Property taxes: −$836
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$7,417
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $4,263/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 County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Union Hall

• Score: 58/100
• State rank: #480
• US rank: #20927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,506
• Population (ZIP): 3,336

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.69%
• Current HPI: 221.4193
• 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

+97.7% since first listed

9 events — show timeline

• 2026-05-27 Listed $255,000 MLSRV
• 2020-11-24 Listing Removed — MLSRV
• 2020-10-16 Listed $181,500 MLSRV
• 2020-03-09 Sold (Public Records) $74,500 Public Records
• 2020-03-09 Sold (MLS) $74,500 MLSRV
• 2020-02-14 Listed $79,500 MLSRV
• 2010-11-12 Sold (Public Records) $105,000 Public Records
• 2010-09-19 Listing Removed — MLSRV
• 2010-02-10 Listed $129,000 MLSRV

Property tax history

+3.2%/yr

Latest (2025): $836 · +0.0% YoY. Source: county tax records.