526 Blue Hollow Rd · Rose Hill, VA 24281

$189,999

3 bd · 1.0 ba · 2,269 sqft · SingleFamily public records · 116 Days on market

Built 1970 0.80 ac lot $84/sqft · 58% below area

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Why this score? — see what drove the D 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 +10.3/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous . 798 acre lot. Forget the repair stress of older homes—this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

Key facts

• Updated kitchen
• New deck
• 0.8 acre lot

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FRESHLY REMODELED BATHROOMS
• NEW DECK
• BEAUTIFUL COUNTRY VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (31.3% below list).
• Recommended offer: $131k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Rose Hill — 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 82/100 on livability (#49 in VA, #1,166 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety C-, amenities F, cost of living F.
• Lee County Public School District (rural): math 53% / reading 69% proficiency, ranked #62 of 131 in VA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.1% local appreciation)).
• Lee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $190k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,543 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $452,587
• List price: $189,999
• Delta: -58.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.92×
• Total profit: $48,749
• Equity at exit: $120,166

10-year hold

• IRR: 14.0%
• Equity multiple: 3.79×
• Total profit: $148,279
• Equity at exit: $218,543

Cash invested: $53,200 (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 24281

• Home prices YoY: 4.4%
• Active inventory: 25
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-105

Break-even live

Break-even rent $1,439

Max offer price $171,415

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-51	+0% $-105	+5% $-159	+10% $-213
Rent	-10% $-208	-5% $-157	+0% $-105	+5% $-54	+10% $-2
Rate	-1.0pp $-10	-0.5pp $-57	base $-105	+0.5pp $-154	+1.0pp $-205

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $189,999 Active 116 DOM
2. 2026-06-18
   days on market $189,999 Active 114 DOM
3. 2026-06-17
   days on market $189,999 Active 113 DOM
4. 2026-06-16
   days on market $189,999 Active 112 DOM
5. 2026-06-15
   days on market $189,999 Active 111 DOM
6. 2026-06-15
   days on market $189,999 Active 110 DOM
7. 2026-06-13
   days on market $189,999 Active 109 DOM
8. 2026-06-12
   days on market $189,999 Active 108 DOM
9. 2026-06-09
   days on market $189,999 Active 105 DOM
10. 2026-06-08
    days on market $189,999 Active 104 DOM
11. 2026-06-08
    days on market $189,999 Active 103 DOM
12. 2026-06-07
    days on market $189,999 Active 102 DOM
13. 2026-06-03
    days on market $189,999 Active 99 DOM
14. 2026-06-02
    days on market $189,999 Active 98 DOM
15. 2026-06-01
    days on market $189,999 Active 97 DOM
16. 2026-05-31
    days on market $189,999 Active 96 DOM
17. 2026-04-10
    price $209,999 772-char remark

    Show marketing remark (763 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous .798 acre lot. Forget the repair stress of older homes--this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

18. 2026-04-10
    price $209,999 763-char remark

    Show marketing remark (763 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous .798 acre lot. Forget the repair stress of older homes--this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

19. 2026-03-04
    price $219,999 772-char remark

    Show marketing remark (763 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous .798 acre lot. Forget the repair stress of older homes--this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

20. 2026-03-04
    price $219,999 763-char remark

    Show marketing remark (763 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous .798 acre lot. Forget the repair stress of older homes--this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

21. 2026-02-24
    listed $224,999 Active 763-char remark

    Show marketing remark (763 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous .798 acre lot. Forget the repair stress of older homes--this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

22. 2026-02-24
    historical

    Show marketing remark (763 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous .798 acre lot. Forget the repair stress of older homes--this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

23. 2026-02-04
    price $224,999 772-char remark

    Show marketing remark (772 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous . 798 acre lot. Forget the repair stress of older homes—this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

24. 2026-02-04
    price $224,999

    Show marketing remark (772 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous . 798 acre lot. Forget the repair stress of older homes—this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

25. 2026-01-01
    price $229,999 772-char remark

    Show marketing remark (772 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous . 798 acre lot. Forget the repair stress of older homes—this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

26. 2026-01-01
    price $229,999

    Show marketing remark (772 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous . 798 acre lot. Forget the repair stress of older homes—this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

27. 2025-11-10
    listed $234,999 Active 772-char remark

    Show marketing remark (772 chars)

    Welcome to Easy Country Living! Move right into this newly renovated 3-bedroom, 2-bathroom country charmer set on a generous . 798 acre lot. Forget the repair stress of older homes—this property has been thoroughly updated from top to bottom. Enjoy cooking in the updated kitchen featuring sleek stainless steel appliances. The bathrooms are freshly remodeled with new fixtures. With new paint, flooring (carpet and laminate), new HVAC systems, new electric fireplace, a new water heater, and new gutters, all the heavy lifting has been done for you. Step outside to the new deck off the kitchen, perfect for your morning coffee while soaking in the beautiful country views. This home is a must-see for anyone seeking modern comfort in a peaceful country setting!

28. 2025-11-09
    listed $234,999 Active
29. 2006-03-22
    soldstatus $89,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$827/yr (+$69/mo · 113.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,665
• − Mortgage interest: −$10,643
• − Property taxes: −$731
• − Insurance: −$950
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$5,527
• Taxable loss: −$4,693
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $-136/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: Lee County Public School District
• NCES district ID: 5102190
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $31,356
• Composite: 50.06/100
• National rank: #1913
• State rank: #62 of 131 in VA

Livability — Rose Hill

• Score: 82/100
• State rank: #49
• US rank: #1166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,136
• Population (ZIP): 2,327

Population outlook (Lee County) Hauer SSP2

• Today (2025): 22,861 people
• By 2030: 21,701 · -5.1%
• By 2040: 19,188 · -16.1%
• By 2050: 16,619 · -27.3%
• By 2075: 11,795 · -48.4%
• By 2100: 8,290 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 1%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 94% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+72.0) · D 13.8% · R 85.8%
• 2008→2024 swing: -43.8pp toward R · 2008: -28.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+69.1 2016: R+63.2 2012: R+44.4 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 142.4815
• 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

+136.0% since first listed

13 events — show timeline

• 2026-04-10 Price Changed $209,999 TVRMLS
• 2026-04-10 Price Changed $209,999 Knoxville MLS
• 2026-03-04 Price Changed $219,999 TVRMLS
• 2026-03-04 Price Changed $219,999 Knoxville MLS
• 2026-02-24 Listing Removed — Knoxville MLS
• 2026-02-24 Listed $224,999 Knoxville MLS
• 2026-02-04 Price Changed $224,999 TVRMLS
• 2026-02-04 Price Changed $224,999 Knoxville MLS
• 2026-01-01 Price Changed $229,999 TVRMLS
• 2026-01-01 Price Changed $229,999 Knoxville MLS
• 2025-11-10 Listed $234,999 TVRMLS
• 2025-11-09 Listed $234,999 Knoxville MLS
• 2006-03-22 Sold (Public Records) $89,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $731 · +49.8% YoY. Source: county tax records.