128 Beacon St · Gate City, VA 24251

$125,000

2 bd · 1.0 ba · 720 sqft · SingleFamily · 26 Days on market

Built 1951 Fair condition 5,662 sqft lot Est $143k · 13% under

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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 +20.8/30.0
• ARV discount +13.2/15.0
• DSCR +6.6/10.0
• Schools +5.8/10.0
• Appreciation +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Here it is! An adorable home centrally located at the West end of Historical Downtown Gate City, Virginia. This charming home is sure to welcome you every evening at the front door! This home features 2 spacious bedrooms, Living Room, a cozy Kitchen and 1 full bath. Hurry, Seller is motivated and this one won't last long!

Key facts

• New metal roof
• Hvac installed
• New water heater

Tags

• MOVE IN READY
• NEW WATER HEATER
• NEW METAL ROOF
• APPLIANCES CONVEY
• ENERGY EFFICIENT WINDOWS
• HVAC INSTALLED

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Residential property
• Construction: House structure; Asbestos construction material; Block foundation; Built on one level
• Exterior features: Sloped lot; Metal roof; Smoke detector(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s)
• Interior features: Eat-in kitchen; Laminate counters; Pantry; Double-pane insulated windows; Concrete partial basement with exterior entry
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $115k (8.0% below list).
• Recommended offer: $115k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.4% in Gate City — 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 62/100 on livability (#400 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shoemaker Elementary (math 64% / reading 72%, grade B+, #366 of 1,108 statewide, top 33%, 450 students, 81% FRL); Gate City Middle (math 74% / reading 71%, grade A, #61 of 342 statewide, top 18%, 333 students, 78% FRL); Gate City High (math 77% / reading 82%, grade A-, #63 of 319 statewide, top 22%, 619 students, 77% FRL) — zoned schools average 79% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $280 appreciation (0.2% local appreciation)).
• Scott County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $36k; list at $125k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,033 (8.0% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1951 — 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 A-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: 0.92% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $143,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Highland St	0.56mi	2/1.0	739 (+3%)	3mo	$147,000	$199	67
212 Woodland St	0.38mi	2/1.0	768 (+7%)	23mo	$115,000	$150	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.24×
• Total profit: $8,510
• Equity at exit: $37,704

10-year hold

• IRR: 10.0%
• Equity multiple: 2.12×
• Total profit: $39,113
• Equity at exit: $46,461

Cash invested: $35,000 (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 24251

• Home prices YoY: 0.1%
• Active inventory: 50
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $171

Break-even live

Break-even rent $934

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $242	-5% $207	+0% $171	+5% $136	+10% $100
Rent	-10% $80	-5% $126	+0% $171	+5% $217	+10% $262
Rate	-1.0pp $234	-0.5pp $203	base $171	+0.5pp $139	+1.0pp $106

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $125,000 Active Under Contract 26 DOM
2. 2026-06-18
   days on market $125,000 Active 24 DOM
3. 2026-06-17
   days on market $125,000 Active 23 DOM
4. 2026-06-16
   days on market $125,000 Active 22 DOM
5. 2026-06-15
   days on market $125,000 Active 21 DOM
6. 2026-06-15
   days on market $125,000 Active 20 DOM
7. 2026-06-13
   days on market $125,000 Active 19 DOM
8. 2026-06-12
   days on market $125,000 Active 18 DOM
9. 2026-06-09
   days on market $125,000 Active 15 DOM
10. 2026-06-08
    days on market $125,000 Active 14 DOM
11. 2026-06-08
    days on market $125,000 Active 13 DOM
12. 2026-06-07
    days on market $125,000 Active 12 DOM
13. 2026-06-03
    days on market $125,000 Active 9 DOM
14. 2026-06-02
    days on market $125,000 Active 8 DOM
15. 2026-06-01
    days on market $125,000 Active 7 DOM
16. 2026-05-31
    days on market $125,000 Active 6 DOM
17. 2026-05-25
    listed $125,000 Active
18. 2020-05-27
    soldstatus $35,500 323-char remark

    Show marketing remark (323 chars)

    Here it is! An adorable home centrally located at the West end of Historical Downtown Gate City, Virginia. This charming home is sure to welcome you every evening at the front door! This home features 2 spacious bedrooms, Living Room, a cozy Kitchen and 1 full bath. Hurry, Seller is motivated and this one won't last long!

19. 2019-07-11
    listed $39,900 323-char remark

    Show marketing remark (323 chars)

    Here it is! An adorable home centrally located at the West end of Historical Downtown Gate City, Virginia. This charming home is sure to welcome you every evening at the front door! This home features 2 spacious bedrooms, Living Room, a cozy Kitchen and 1 full bath. Hurry, Seller is motivated and this one won't last long!

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$665/yr (+$55/mo · 185.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥100°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,804
• − Mortgage interest: −$7,002
• − Property taxes: −$360
• − Insurance: −$625
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,636
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,061/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily in the kitchen and bathroom. Modernizing these areas will significantly increase its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition

Value-add opportunities

• Both modernize kitchen — modern kitchen will attract more buyers and renters
• Both update bathroom — updated bathroom will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both modernize kitchen — modern kitchen will attract more buyers and renters ↑
• Both update bathroom — updated bathroom will attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

Livability — Gate City

• Score: 62/100
• State rank: #400
• US rank: #16427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gate City, VA
• Population (ZIP): 7,976

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 4% Slovak 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.22%
• Current HPI: 211.6519
• 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

+213.3% since first listed

3 events — show timeline

• 2026-05-25 Listed $125,000 TVRMLS
• 2020-05-27 Sold (MLS) $35,500 TVRMLS
• 2019-07-11 Listed $39,900 TVRMLS

Property tax history

+4.1%/yr

Latest (2025): $360 · +0.0% YoY. Source: county tax records.