1303 Hopkins Dr · Pulaski, VA 24301

$110,000

3 bd · 2.5 ba · 2,424 sqft · SingleFamily · 2 Days on market

Built 1972 0.56 ac lot ↓ 6% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Investor opportunity in highly sought-after, established Macgill Woods subdivision! Spacious 3-bed, 2.5-bath ranch offers an impressive 2424 sq ft on a generous 0.56-acre lot, providing the space, layout & location buyers are looking for in a renovation project. Large, light-filled living rm with oversized windows, functional dining area conveniently located just off the kitchen and added bonus of 2nd kitchen in the basement—offering incredible flexibility for future use. Solid brick exterior, covered front porch & attached 2-car garage provide strong foundation. Perfectly positioned just minutes from shopping, dining, and local recreation, this home also offers exceptional commuter convenience—only 5 mins to I-81 & easy drive to Virginia Tech & Radford University. With great square footage, desirable lot size & an unbeatable location is a rare chance to reimagine and add value. Ideal for investors, renovators or buyers looking to create their dream home - unlock the potential!

Key facts

• Covered front porch
• Commuter convenience
• Solid brick exterior

Tags

• LIGHT FILLED LIVING RM
• OVERSIZED WINDOWS
• 2ND KITCHEN IN BASEMENT
• SOLID BRICK EXTERIOR
• COVERED FRONT PORCH
• COMMUTER CONVENIENCE

Property features AI

Finance

• Other: Located in the Macgill Woods subdivision

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family detached residence; One level / single-story
• Construction: Brick construction; Shingle roof; Partially finished basement (below grade finished area present)
• Exterior features: Deck; Lot of about 0.56 acres

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating
• Interior features: Partially finished basement; 8 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.9% 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.
• Zoned schools: Critzer Elementary (math 42% / reading 47%, grade F, #827 of 1,108 statewide, top 77%, 402 students, 80% FRL); Pulaski County Middle (math 38% / reading 60%, grade C-, #238 of 342 statewide, top 71%, 807 students, 77% FRL); Pulaski County Senior High (math 63% / reading 70%, grade B, #195 of 319 statewide, top 62%, 1,246 students, 76% FRL) — zoned schools average 78% FRL vs 47% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 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 $761 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.22% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $271,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Grove Dr	0.17mi	4/2.5 (+1)	2,402 (-1%)	10mo	$270,000	$112	77
1612 Westwood Dr	0.26mi	3/2.0	2,572 (+6%)	3mo	$280,000	$109	73
1513 Overton Dr	0.43mi	3/1.5	2,288 (-6%)	1mo	$190,000	$83	65
1429 Whitethorne St	0.45mi	4/2.0 (+1)	2,273 (-6%)	1mo	$290,000	$128	60
107 Ferry Ct	0.32mi	4/3.0 (+1)	2,145 (-12%)	2mo	$279,900	$130	57
1713 Monte Vista Dr	0.36mi	4/3.0 (+1)	2,675 (+10%)	3mo	$270,000	$101	56
1117 Odell St	0.40mi	3/2.0	2,234 (-8%)	15mo	$285,000	$128	54
1512 Westwood Dr	0.26mi	4/2.0 (+1)	2,148 (-11%)	12mo	$211,000	$98	51
2520 Pleasant Hill Dr	0.65mi	3/3.0	2,661 (+10%)	0mo	$325,000	$122	51
2111 Pleasant Hill Dr	0.70mi	3/2.5	2,303 (-5%)	10mo	$385,000	$167	50
1401 Hix St	0.50mi	4/2.0 (+1)	2,606 (+8%)	12mo	$268,450	$103	47
1917 Monte Vista Dr	0.55mi	4/3.0 (+1)	2,678 (+10%)	9mo	$289,900	$108	42

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-998
• Equity at exit: $16,401

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $20,920
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $264

Break-even live

Break-even rent $1,011

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-13
   remarks 685-char remark
2. 2026-06-13
   listed $110,000 Pending 2 DOM

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,136
• − Mortgage interest: −$6,162
• − Property taxes: −$1,316
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,200
• Taxable income: $1,529
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,795/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

-5.6% since first listed

5 events — show timeline

• 2026-06-12 Pending — SWVAR
• 2026-06-12 Pending — NRVMLS
• 2026-06-10 Listed $110,000 SWVAR
• 2026-06-10 Listed $110,000 NRVMLS
• 1999-05-18 Sold (Public Records) $116,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,316 · +0.0% YoY. Source: county tax records.