1090 Sunset Dr · Bassett, VA 24056

$92,500

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 108 Days on market

Built 1995 $71/sqft · 18% below area Est $108k · 14% under ↓ 35% since listing

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Why this score? — see what drove the A- 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 +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 BR, 1 BA home, composition shingle roof looks fairly good, has well & septic, has heat pump that works OK per renter, Home has a current tenant who just executed a lease about 6 weeks ago. . Home appears to be fairly well-maintained; renter appears to take pride in where he lives.

Key facts

• Built 1995
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.3% in Bassett — 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 64/100 on livability (#348 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities F, commute F.
• 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: 1 active listings in the ZIP; 33 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($640 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $92k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $84,175 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.32% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $107,892
• List price: $92,500
• Delta: -14.27%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Sunset Dr	0.26mi	2/1.0 (-1)	1,280 (-2%)	21mo	$64,000	$50	63

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: 25.9%
• Equity multiple: 2.47×
• Total profit: $38,017
• Equity at exit: $41,592

10-year hold

• IRR: 26.6%
• Equity multiple: 4.77×
• Total profit: $97,573
• Equity at exit: $64,098

Cash invested: $25,900 (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 24056

• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$18 /mo · $217/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $423

Break-even live

Break-even rent $686

Max offer price $92,500

Occupancy floor 60%

Sensitivity live

Price	-10% $475	-5% $449	+0% $423	+5% $396	+10% $370
Rent	-10% $326	-5% $374	+0% $423	+5% $471	+10% $519
Rate	-1.0pp $469	-0.5pp $446	base $423	+0.5pp $399	+1.0pp $374

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $92,500 Active 108 DOM
2. 2026-06-18
   days on market $92,500 Active 107 DOM
3. 2026-06-17
   days on market $92,500 Active 106 DOM
4. 2026-06-16
   days on market $92,500 Active 105 DOM
5. 2026-06-15
   days on market $92,500 Active 104 DOM
6. 2026-06-14
   days on market $92,500 Active 102 DOM
7. 2026-06-12
   days on market $92,500 Active 101 DOM
8. 2026-06-09
   days on market $92,500 Active 98 DOM
9. 2026-06-08
   days on market $92,500 Active 97 DOM
10. 2026-06-07
    days on market $92,500 Active 96 DOM
11. 2026-06-03
    days on market $92,500 Active 92 DOM
12. 2026-06-02
    days on market $92,500 Active 91 DOM
13. 2026-06-01
    days on market $92,500 Active 90 DOM
14. 2026-05-31
    days on market $92,500 Active 89 DOM
15. 2026-05-30
    days on market $92,500 Active 88 DOM
16. 2026-05-11
    price $92,500 290-char remark

    Show marketing remark (290 chars)

    3 BR, 1 BA home, composition shingle roof looks fairly good, has well & septic, has heat pump that works OK per renter, Home has a current tenant who just executed a lease about 6 weeks ago. . Home appears to be fairly well-maintained; renter appears to take pride in where he lives.

17. 2026-05-06
    price $97,000 290-char remark

    Show marketing remark (290 chars)

    3 BR, 1 BA home, composition shingle roof looks fairly good, has well & septic, has heat pump that works OK per renter, Home has a current tenant who just executed a lease about 6 weeks ago. . Home appears to be fairly well-maintained; renter appears to take pride in where he lives.

18. 2026-04-10
    price $100,900 290-char remark

    Show marketing remark (290 chars)

    3 BR, 1 BA home, composition shingle roof looks fairly good, has well & septic, has heat pump that works OK per renter, Home has a current tenant who just executed a lease about 6 weeks ago. . Home appears to be fairly well-maintained; renter appears to take pride in where he lives.

19. 2026-03-03
    listed $109,900 Active 290-char remark

    Show marketing remark (290 chars)

    3 BR, 1 BA home, composition shingle roof looks fairly good, has well & septic, has heat pump that works OK per renter, Home has a current tenant who just executed a lease about 6 weeks ago. . Home appears to be fairly well-maintained; renter appears to take pride in where he lives.

20. 2025-01-21
    soldstatus $60,000 Closed 527-char remark

    Show marketing remark (527 chars)

    Very spacious 2 bedroom 2 bath home in need of some TLC on the exterior. Laundry room on main level along with living room, kitchen, dining room, and family/den area. Dining Room table and Curio cabinet will stay in Dining area. Per seller, heating source is a heat pump. Some furniture is covering vents. All appliances will remain including the washer/dryer. All info taken from Seller(s)and tax ticket and should be verified to the Buyer's satisfaction. Selling as-is where-is with no warranties either expressed or implied.

21. 2025-01-21
    soldstatus $60,000

    Show marketing remark (527 chars)

    Very spacious 2 bedroom 2 bath home in need of some TLC on the exterior. Laundry room on main level along with living room, kitchen, dining room, and family/den area. Dining Room table and Curio cabinet will stay in Dining area. Per seller, heating source is a heat pump. Some furniture is covering vents. All appliances will remain including the washer/dryer. All info taken from Seller(s)and tax ticket and should be verified to the Buyer's satisfaction. Selling as-is where-is with no warranties either expressed or implied.

22. 2025-01-08
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Very spacious 2 bedroom 2 bath home in need of some TLC on the exterior. Laundry room on main level along with living room, kitchen, dining room, and family/den area. Dining Room table and Curio cabinet will stay in Dining area. Per seller, heating source is a heat pump. Some furniture is covering vents. All appliances will remain including the washer/dryer. All info taken from Seller(s)and tax ticket and should be verified to the Buyer's satisfaction. Selling as-is where-is with no warranties either expressed or implied.

23. 2024-09-29
    historical Active Under Contract 527-char remark

    Show marketing remark (527 chars)

    Very spacious 2 bedroom 2 bath home in need of some TLC on the exterior. Laundry room on main level along with living room, kitchen, dining room, and family/den area. Dining Room table and Curio cabinet will stay in Dining area. Per seller, heating source is a heat pump. Some furniture is covering vents. All appliances will remain including the washer/dryer. All info taken from Seller(s)and tax ticket and should be verified to the Buyer's satisfaction. Selling as-is where-is with no warranties either expressed or implied.

24. 2024-05-02
    price $65,000 527-char remark

    Show marketing remark (527 chars)

    Very spacious 2 bedroom 2 bath home in need of some TLC on the exterior. Laundry room on main level along with living room, kitchen, dining room, and family/den area. Dining Room table and Curio cabinet will stay in Dining area. Per seller, heating source is a heat pump. Some furniture is covering vents. All appliances will remain including the washer/dryer. All info taken from Seller(s)and tax ticket and should be verified to the Buyer's satisfaction. Selling as-is where-is with no warranties either expressed or implied.

25. 2024-03-01
    listed $72,000 Active 527-char remark

    Show marketing remark (527 chars)

    Very spacious 2 bedroom 2 bath home in need of some TLC on the exterior. Laundry room on main level along with living room, kitchen, dining room, and family/den area. Dining Room table and Curio cabinet will stay in Dining area. Per seller, heating source is a heat pump. Some furniture is covering vents. All appliances will remain including the washer/dryer. All info taken from Seller(s)and tax ticket and should be verified to the Buyer's satisfaction. Selling as-is where-is with no warranties either expressed or implied.

26. 2022-11-03
    listed $143,000 Active

ⓘ 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: $217 · $18/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$541/yr (+$45/mo · 249.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,648
• − Mortgage interest: −$5,181
• − Property taxes: −$217
• − Insurance: −$462
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,691
• Taxable income: $3,752
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,171/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 — Bassett

• Score: 64/100
• State rank: #348
• US rank: #13854

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bassett, VA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-35.3% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $92,500 DRRAR
• 2026-05-06 Price Changed $97,000 DRRAR
• 2026-04-10 Price Changed $100,900 DRRAR
• 2026-03-03 Listed $109,900 DRRAR
• 2025-01-21 Sold (Public Records) $60,000 Public Records
• 2025-01-21 Sold (MLS) $60,000 MHPCAR
• 2025-01-08 Pending — MHPCAR
• 2024-09-29 Contingent — MHPCAR
• 2024-05-02 Price Changed $65,000 MHPCAR
• 2024-03-01 Listed $72,000 MHPCAR
• 2022-11-03 Listed $143,000 MHPCAR

Property tax history

+1.1%/yr

Latest (2025): $217 · +0.0% YoY. Source: county tax records.