539 Glendale St · Martinsville, VA 24112

$86,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 54 Days on market

Built 1754 0.26 ac lot $92/sqft · 6% below area Est $92k · 6% under

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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
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this classic fixer upper! This 3-bed, 1-bath home features beautiful hardwood floors and a brand-new HVAC system, offering a solid foundation to build your dream space or next investment project. The property does need some TLC throughout, but the bones are there and the opportunity is endless. A toilet is already installed in the basement, making it easy to add a full bath and increase value quickly. Customize to your taste or renovate for resale. Ideal for investors, flippers, or handy buyers looking to make a property their own. Bring your offers and bring your vision! Selling AS-IS. Cash only. All information taken from seller/tax card. Lot sq ft estimated. Buyer/Buyer agent to verify all information to satisfaction. The property now has a tenant and will be sold with tenant in place.

Key facts

• Hardwood floors
• New hvac system
• 0.26 acre lot

Tags

• HARDWOOD FLOORS
• NEW HVAC SYSTEM
• TOILET INSTALLED IN BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.9% in Martinsville — 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 70/100 on livability (#231 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B; Watch: amenities F, commute F, employment D-.
• 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: 256 active listings in the ZIP; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $29k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $86k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1754 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1754 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.27% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $91,927
• List price: $86,000
• Delta: -6.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Glendale St	0.10mi	3/1.0	888 (-5%)	7mo	$113,000	$127	81
526 Glendale St	0.05mi	3/1.0	864 (-8%)	8mo	$128,000	$148	78
214 Harris St	0.27mi	2/1.0 (-1)	960 (+3%)	1mo	$46,500	$48	77
520 Glendale St	0.09mi	3/1.0	864 (-8%)	9mo	$40,000	$46	76
810 Clearview Dr	0.21mi	3/1.0	950 (+2%)	19mo	$150,000	$158	72
710 Mica St	0.08mi	3/1.0	1,040 (+11%)	12mo	$130,000	$125	68
712 Mica St	0.07mi	3/1.0	1,040 (+11%)	13mo	$125,000	$120	67
116 Crescent St	0.71mi	3/1.0	960 (+3%)	1mo	$135,000	$141	62
309 Clearview Dr	0.54mi	3/1.0	1,014 (+8%)	12mo	$139,405	$137	51
107 Roselawn Hts	0.75mi	3/1.5	888 (-5%)	5mo	$123,000	$139	51

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,059
• Equity at exit: $12,823

10-year hold

• IRR: 18.7%
• Equity multiple: 2.55×
• Total profit: $37,389
• Equity at exit: $7,436

Cash invested: $24,080 (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 24112

• Active inventory: 256
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $362

Break-even live

Break-even rent $637

Max offer price $86,000

Occupancy floor 62%

Sensitivity live

Price	-10% $410	-5% $386	+0% $362	+5% $337	+10% $313
Rent	-10% $275	-5% $318	+0% $362	+5% $405	+10% $448
Rate	-1.0pp $405	-0.5pp $384	base $362	+0.5pp $339	+1.0pp $317

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $86,000 Active 54 DOM
2. 2026-06-18
   days on market $86,000 Active 53 DOM
3. 2026-06-17
   days on market $86,000 Active 52 DOM
4. 2026-06-16
   days on market $86,000 Active 51 DOM
5. 2026-06-15
   days on market $86,000 Active 50 DOM
6. 2026-06-14
   days on market $86,000 Active 48 DOM
7. 2026-06-12
   days on market $86,000 Active 47 DOM
8. 2026-06-09
   days on market $86,000 Active 44 DOM
9. 2026-06-08
   days on market $86,000 Active 43 DOM
10. 2026-06-07
    days on market $86,000 Active 42 DOM
11. 2026-06-03
    days on market $86,000 Active 38 DOM
12. 2026-06-02
    days on market $86,000 Active 37 DOM
13. 2026-06-01
    days on market $86,000 Active 36 DOM
14. 2026-05-31
    days on market $86,000 Active 35 DOM
15. 2026-05-30
    days on market $86,000 Active 34 DOM
16. 2026-05-07
    status Active 825-char remark

    Show marketing remark (825 chars)

    Discover the potential in this classic fixer upper! This 3-bed, 1-bath home features beautiful hardwood floors and a brand-new HVAC system, offering a solid foundation to build your dream space or next investment project. The property does need some TLC throughout, but the bones are there and the opportunity is endless. A toilet is already installed in the basement, making it easy to add a full bath and increase value quickly. Customize to your taste or renovate for resale. Ideal for investors, flippers, or handy buyers looking to make a property their own. Bring your offers and bring your vision! Selling AS-IS. Cash only. All information taken from seller/tax card. Lot sq ft estimated. Buyer/Buyer agent to verify all information to satisfaction. The property now has a tenant and will be sold with tenant in place.

17. 2026-05-07
    price $86,000 825-char remark

    Show marketing remark (825 chars)

    Discover the potential in this classic fixer upper! This 3-bed, 1-bath home features beautiful hardwood floors and a brand-new HVAC system, offering a solid foundation to build your dream space or next investment project. The property does need some TLC throughout, but the bones are there and the opportunity is endless. A toilet is already installed in the basement, making it easy to add a full bath and increase value quickly. Customize to your taste or renovate for resale. Ideal for investors, flippers, or handy buyers looking to make a property their own. Bring your offers and bring your vision! Selling AS-IS. Cash only. All information taken from seller/tax card. Lot sq ft estimated. Buyer/Buyer agent to verify all information to satisfaction. The property now has a tenant and will be sold with tenant in place.

18. 2026-04-27
    historical
19. 2026-03-26
    price $104,500
20. 2026-02-20
    price $105,000
21. 2026-02-05
    listed $115,000 Active
22. 2025-09-10
    price $98,000 825-char remark

    Show marketing remark (825 chars)

    Discover the potential in this classic fixer upper! This 3-bed, 1-bath home features beautiful hardwood floors and a brand-new HVAC system, offering a solid foundation to build your dream space or next investment project. The property does need some TLC throughout, but the bones are there and the opportunity is endless. A toilet is already installed in the basement, making it easy to add a full bath and increase value quickly. Customize to your taste or renovate for resale. Ideal for investors, flippers, or handy buyers looking to make a property their own. Bring your offers and bring your vision! Selling AS-IS. Cash only. All information taken from seller/tax card. Lot sq ft estimated. Buyer/Buyer agent to verify all information to satisfaction. The property now has a tenant and will be sold with tenant in place.

23. 2025-09-05
    listed $108,000 Active 825-char remark

    Show marketing remark (825 chars)

    Discover the potential in this classic fixer upper! This 3-bed, 1-bath home features beautiful hardwood floors and a brand-new HVAC system, offering a solid foundation to build your dream space or next investment project. The property does need some TLC throughout, but the bones are there and the opportunity is endless. A toilet is already installed in the basement, making it easy to add a full bath and increase value quickly. Customize to your taste or renovate for resale. Ideal for investors, flippers, or handy buyers looking to make a property their own. Bring your offers and bring your vision! Selling AS-IS. Cash only. All information taken from seller/tax card. Lot sq ft estimated. Buyer/Buyer agent to verify all information to satisfaction. The property now has a tenant and will be sold with tenant in place.

24. 2007-09-21
    soldstatus $23,000
25. 2006-12-15
    listed $29,900
26. 2005-12-29
    soldstatus $39,900
27. 2005-08-16
    listed $39,900

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$504/yr (+$42/mo · 251.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 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: $13,143
• − Mortgage interest: −$4,817
• − Property taxes: −$201
• − Insurance: −$430
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,502
• Taxable income: $3,090
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,598/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 — Martinsville

• Score: 70/100
• State rank: #231
• US rank: #7826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martinsville City · 31,028 people
• City population: 31,028
• Metro: Martinsville, VA
• Population (ZIP): 31,028
• Household income: $48,770
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 888.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

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: ▼ -95.37%
• Current HPI: 172.4393
• Rent YoY: —
• Metro: Martinsville, VA
• 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

+115.5% since first listed

12 events — show timeline

• 2026-05-07 Relisted — MHPCAR
• 2026-05-07 Price Changed $86,000 MHPCAR
• 2026-04-27 Listing Removed — BRIGHT MLS
• 2026-03-26 Price Changed $104,500 BRIGHT MLS
• 2026-02-20 Price Changed $105,000 BRIGHT MLS
• 2026-02-05 Listed $115,000 BRIGHT MLS
• 2025-09-10 Price Changed $98,000 MHPCAR
• 2025-09-05 Listed $108,000 MHPCAR
• 2007-09-21 Sold (MLS) $23,000 MHPCAR
• 2006-12-15 Listed $29,900 MHPCAR
• 2005-12-29 Sold (MLS) $39,900 MHPCAR
• 2005-08-16 Listed $39,900 MHPCAR

Property tax history

-0.0%/yr

Latest (2025): $201 · +0.0% YoY. Source: county tax records.