137 Sunnybrook Cir · Bassett, VA 24055

$154,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 28 Days on market

Built 1960 5.50 ac lot Est $156k · at est. ↓ 11% since listing

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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 +12.0/30.0
• ARV discount +7.7/15.0
• Schools +4.7/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Tucked away in the Stones Dairy / Sanville area of Bassett, VA, this is the kind of property buyers search for but rarely find. Situated on 5.5 acres in Henry County, VA, 137 Sunnybrook Circle offers privacy, land, and convenience—just 20 minutes to Stuart and Collinsville. Perched on a peaceful knoll with only one nearby neighbor, this home delivers true country living. Inside features 3 bedrooms plus a bonus room (ideal for office, guest space, or potential 4th bedroom), hardwood floors, fresh paint, and updated plumbing for peace of mind. The basement provides great storage and includes an additional shower, making a future second bathroom more attainable. Outside is where it shines—5.5 acres with planted pine trees offering possible future timber value. Whether you want garden space or room to spread out, this property gives you options. Located near Fairystone State Park and Philpott Lake, enjoy boating, fishing, hiking, and outdoor recreation nearby. If you've been searching for homes with acreage this one checks the boxes. Buyer and buyer's agent to verify all information. No warranties expressed or implied.

Key facts

• 5.5 acre lot
• Parking
• Built 1960

Property features AI

Exterior

• Parking: 1 covered parking space
• Utilities: Wood stove (green energy/efficient feature)
• Home design: Residential property; Single-story entry (main-level living implied)
• Construction: Built in 1960
• Exterior features: Front porch; Approximately 5.5-acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump heating; Heat pump cooling; Has heating and cooling
• Interior features: Attic fan; Wood doors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (29.1% below list).
• Recommended offer: $110k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+; 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.
• Zoned schools: Sanville Elementary (math 22% / reading 42%, grade F, #992 of 1,108 statewide, top 90%, 238 students, 92% FRL); Fieldale-Collinsville Middle (math 43% / reading 76%, grade B, #160 of 342 statewide, top 48%, 805 students, 99% FRL); Bassett High (math 54% / reading 78%, grade B, #200 of 319 statewide, top 64%, 1,107 students, 99% FRL) — zoned schools average 97% FRL vs 62% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,801 (29.1% 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. Built in 1960 — 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. 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?
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: 0.71% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
547 Sunnybrook Cir	0.32mi	3/1.0	1,100 (-4%)	22mo	$135,000	$123	59
473 Morningside Dr	0.73mi	4/1.5 (+1)	1,303 (+13%)	16mo	$176,000	$135	23

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-27,612
• Equity at exit: $23,096

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-27,513
• Equity at exit: $13,393

Cash invested: $43,372 (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 24055

• Home prices YoY: -2.3%
• Active inventory: 76
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-38

Break-even live

Break-even rent $1,146

Max offer price $148,169

Occupancy floor 98%

Sensitivity live

Price	-10% $50	-5% $6	+0% $-38	+5% $-82	+10% $-126
Rent	-10% $-125	-5% $-81	+0% $-38	+5% $5	+10% $49
Rate	-1.0pp $40	-0.5pp $1	base $-38	+0.5pp $-78	+1.0pp $-119

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Pending 1145-char remark

   Show marketing remark (1145 chars)

   Tucked away in the Stones Dairy / Sanville area of Bassett, VA, this is the kind of property buyers search for but rarely find. Situated on 5.5 acres in Henry County, VA, 137 Sunnybrook Circle offers privacy, land, and convenience—just 20 minutes to Stuart and Collinsville. Perched on a peaceful knoll with only one nearby neighbor, this home delivers true country living. Inside features 3 bedrooms plus a bonus room (ideal for office, guest space, or potential 4th bedroom), hardwood floors, fresh paint, and updated plumbing for peace of mind. The basement provides great storage and includes an additional shower, making a future second bathroom more attainable. Outside is where it shines—5.5 acres with planted pine trees offering possible future timber value. Whether you want garden space or room to spread out, this property gives you options. Located near Fairystone State Park and Philpott Lake, enjoy boating, fishing, hiking, and outdoor recreation nearby. If you've been searching for homes with acreage this one checks the boxes. Buyer and buyer's agent to verify all information. No warranties expressed or implied.

2. 2026-04-30
   status Pending
3. 2026-04-25
   historical Active Under Contract 1145-char remark

   Show marketing remark (1145 chars)

   Tucked away in the Stones Dairy / Sanville area of Bassett, VA, this is the kind of property buyers search for but rarely find. Situated on 5.5 acres in Henry County, VA, 137 Sunnybrook Circle offers privacy, land, and convenience—just 20 minutes to Stuart and Collinsville. Perched on a peaceful knoll with only one nearby neighbor, this home delivers true country living. Inside features 3 bedrooms plus a bonus room (ideal for office, guest space, or potential 4th bedroom), hardwood floors, fresh paint, and updated plumbing for peace of mind. The basement provides great storage and includes an additional shower, making a future second bathroom more attainable. Outside is where it shines—5.5 acres with planted pine trees offering possible future timber value. Whether you want garden space or room to spread out, this property gives you options. Located near Fairystone State Park and Philpott Lake, enjoy boating, fishing, hiking, and outdoor recreation nearby. If you've been searching for homes with acreage this one checks the boxes. Buyer and buyer's agent to verify all information. No warranties expressed or implied.

4. 2026-04-02
   listed $154,900 Active
5. 2026-04-01
   price $154,900 1145-char remark

   Show marketing remark (1145 chars)

   Tucked away in the Stones Dairy / Sanville area of Bassett, VA, this is the kind of property buyers search for but rarely find. Situated on 5.5 acres in Henry County, VA, 137 Sunnybrook Circle offers privacy, land, and convenience—just 20 minutes to Stuart and Collinsville. Perched on a peaceful knoll with only one nearby neighbor, this home delivers true country living. Inside features 3 bedrooms plus a bonus room (ideal for office, guest space, or potential 4th bedroom), hardwood floors, fresh paint, and updated plumbing for peace of mind. The basement provides great storage and includes an additional shower, making a future second bathroom more attainable. Outside is where it shines—5.5 acres with planted pine trees offering possible future timber value. Whether you want garden space or room to spread out, this property gives you options. Located near Fairystone State Park and Philpott Lake, enjoy boating, fishing, hiking, and outdoor recreation nearby. If you've been searching for homes with acreage this one checks the boxes. Buyer and buyer's agent to verify all information. No warranties expressed or implied.

6. 2026-03-18
   price $165,000 1145-char remark

   Show marketing remark (1145 chars)

   Tucked away in the Stones Dairy / Sanville area of Bassett, VA, this is the kind of property buyers search for but rarely find. Situated on 5.5 acres in Henry County, VA, 137 Sunnybrook Circle offers privacy, land, and convenience—just 20 minutes to Stuart and Collinsville. Perched on a peaceful knoll with only one nearby neighbor, this home delivers true country living. Inside features 3 bedrooms plus a bonus room (ideal for office, guest space, or potential 4th bedroom), hardwood floors, fresh paint, and updated plumbing for peace of mind. The basement provides great storage and includes an additional shower, making a future second bathroom more attainable. Outside is where it shines—5.5 acres with planted pine trees offering possible future timber value. Whether you want garden space or room to spread out, this property gives you options. Located near Fairystone State Park and Philpott Lake, enjoy boating, fishing, hiking, and outdoor recreation nearby. If you've been searching for homes with acreage this one checks the boxes. Buyer and buyer's agent to verify all information. No warranties expressed or implied.

7. 2026-02-27
   listed $175,000 Active 1145-char remark

   Show marketing remark (1145 chars)

   Tucked away in the Stones Dairy / Sanville area of Bassett, VA, this is the kind of property buyers search for but rarely find. Situated on 5.5 acres in Henry County, VA, 137 Sunnybrook Circle offers privacy, land, and convenience—just 20 minutes to Stuart and Collinsville. Perched on a peaceful knoll with only one nearby neighbor, this home delivers true country living. Inside features 3 bedrooms plus a bonus room (ideal for office, guest space, or potential 4th bedroom), hardwood floors, fresh paint, and updated plumbing for peace of mind. The basement provides great storage and includes an additional shower, making a future second bathroom more attainable. Outside is where it shines—5.5 acres with planted pine trees offering possible future timber value. Whether you want garden space or room to spread out, this property gives you options. Located near Fairystone State Park and Philpott Lake, enjoy boating, fishing, hiking, and outdoor recreation nearby. If you've been searching for homes with acreage this one checks the boxes. Buyer and buyer's agent to verify all information. No warranties expressed or implied.

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$926/yr (+$77/mo · 269.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $13,176
• − Mortgage interest: −$8,677
• − Property taxes: −$344
• − Insurance: −$774
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$4,506
• Taxable loss: −$3,234
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $319/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

• City population: 11,520
• Population (ZIP): 11,520

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -5.19%
• Current HPI: 217.0023
• 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

-11.5% since first listed

7 events — show timeline

• 2026-05-15 Pending — MHPCAR
• 2026-04-30 Pending — MLSRV
• 2026-04-25 Contingent — MHPCAR
• 2026-04-02 Listed $154,900 MLSRV
• 2026-04-01 Price Changed $154,900 MHPCAR
• 2026-03-18 Price Changed $165,000 MHPCAR
• 2026-02-27 Listed $175,000 MHPCAR

Property tax history

+0.5%/yr

Latest (2025): $344 · +0.0% YoY. Source: county tax records.