9079 Mountain Valley Rd · Laurel Park, VA 24054

$55,000

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 114 Days on market

Built 1754 1.00 ac lot $42/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! Motivated seller! Bring all offers! Come and take a look at this home located in Axton on approximately 1 acre. This home would be perfect for a DIY'er, investor, someone to start their rental portfolio, or even a first time home for animal lovers. Being zoned A-1, you have the luxury of having your own little farm, garden, etc. Buyer and buyers agent to verify all information. Sold as is, with no seller paid repairs. All information taken from GIS and tax card. Seller has never lived in the property. Utilities are off and will not be turned on for any inspections. Age of the home and heat source is unknown. Listed as a 3 bedroom but none of the rooms have closets. Bring all offers! Cash only

Key facts

• Garden
• Approximately 1 acre
• Zoned a-1

Tags

• LOCATED IN AXTON
• APPROXIMATELY 1 ACRE
• ZONED A-1
• OWN LITTLE FARM
• GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#492 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities 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: 18 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 $2k of equity ($380 loan paydown + $2k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $55k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1754 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1754 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.95% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.67%
• DSCR: 2.81
• GRM: 4.3

CMA / ARV

• ARV (median comp): $116,217
• List price: $55,000
• Delta: -52.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.56×
• Total profit: $39,398
• Equity at exit: $24,247

10-year hold

• IRR: 45.8%
• Equity multiple: 7.12×
• Total profit: $94,218
• Equity at exit: $36,996

Cash invested: $15,400 (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 24054

• Home prices YoY: 1.6%
• Active inventory: 18
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $522

Break-even live

Break-even rent $414

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $55,000 Active 114 DOM
2. 2026-06-18
   days on market $55,000 Active 113 DOM
3. 2026-06-18
   price $55,000 Active 112 DOM
4. 2026-06-17
   days on market $65,000 Active 112 DOM
5. 2026-06-16
   days on market $65,000 Active 111 DOM
6. 2026-06-15
   days on market $65,000 Active 110 DOM
7. 2026-06-14
   days on market $65,000 Active 108 DOM
8. 2026-06-12
   days on market $65,000 Active 107 DOM
9. 2026-06-09
   days on market $65,000 Active 104 DOM
10. 2026-06-08
    days on market $65,000 Active 103 DOM
11. 2026-06-07
    days on market $65,000 Active 102 DOM
12. 2026-06-03
    days on market $65,000 Active 98 DOM
13. 2026-06-02
    days on market $65,000 Active 97 DOM
14. 2026-06-01
    days on market $65,000 Active 96 DOM
15. 2026-05-31
    days on market $65,000 Active 95 DOM
16. 2026-05-30
    days on market $65,000 Active 94 DOM
17. 2026-03-16
    price $65,000 719-char remark

    Show marketing remark (719 chars)

    Investor Special! Motivated seller! Bring all offers! Come and take a look at this home located in Axton on approximately 1 acre. This home would be perfect for a DIY'er, investor, someone to start their rental portfolio, or even a first time home for animal lovers. Being zoned A-1, you have the luxury of having your own little farm, garden, etc. Buyer and buyers agent to verify all information. Sold as is, with no seller paid repairs. All information taken from GIS and tax card. Seller has never lived in the property. Utilities are off and will not be turned on for any inspections. Age of the home and heat source is unknown. Listed as a 3 bedroom but none of the rooms have closets. Bring all offers! Cash only

18. 2026-02-25
    listed $69,900 Active 719-char remark

    Show marketing remark (719 chars)

    Investor Special! Motivated seller! Bring all offers! Come and take a look at this home located in Axton on approximately 1 acre. This home would be perfect for a DIY'er, investor, someone to start their rental portfolio, or even a first time home for animal lovers. Being zoned A-1, you have the luxury of having your own little farm, garden, etc. Buyer and buyers agent to verify all information. Sold as is, with no seller paid repairs. All information taken from GIS and tax card. Seller has never lived in the property. Utilities are off and will not be turned on for any inspections. Age of the home and heat source is unknown. Listed as a 3 bedroom but none of the rooms have closets. Bring all offers! Cash only

19. 2026-02-23
    soldstatus $35,000

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$261/yr (+$22/mo · 136.9%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $12,899
• − Mortgage interest: −$3,081
• − Property taxes: −$190
• − Insurance: −$275
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,600
• Taxable income: $5,689
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $4,898/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 — Laurel Park

• Score: 57/100
• State rank: #492
• US rank: #21673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,046

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: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 2.84%
• Current HPI: 181.1603
• 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

+85.7% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $65,000 MHPCAR
• 2026-02-25 Listed $69,900 MHPCAR
• 2026-02-23 Sold (Public Records) $35,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $190 · +0.0% YoY. Source: county tax records.