168 Moorman Dr · Madison Heights, VA 24572

$159,900

2 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 33 Days on market

Built 1982 0.43 ac lot Est $176k · 9% under

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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 +16.2/30.0
• ARV discount +11.6/15.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

Key facts

• Custom island
• Full basement
• Utility closet

Tags

• UPDATED KITCHEN
• CUSTOM ISLAND
• FULL BASEMENT
• PARTIALLY FINISHED ROOM
• UTILITY CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $131k (18.0% below list).
• Recommended offer: $131k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in Madison Heights — 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 73/100 on livability (#166 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B; Watch: health & safety C-, employment D, amenities F.
• Amherst County Public School District (rural): math 40% / reading 64% proficiency, ranked #94 of 131 in VA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Madison Heights Elementary (math 32% / reading 47%, grade F, #900 of 1,108 statewide, top 83%, 418 students, 77% FRL); Monelison Middle (math 25% / reading 59%, grade D-, #295 of 342 statewide, top 87%, 513 students, 77% FRL); Amherst County High (math 57% / reading 81%, grade B, #170 of 319 statewide, top 55%, 1,260 students, 75% FRL) — zoned schools average 76% FRL vs 42% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 228 units permitted in Amherst County in 2024 (108 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.
• Amherst 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 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $93k; list at $160k implies a 72% 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 $131,190 (18.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $175,950
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Main St	0.61mi	2/1.0	1,268 (-0%)	16mo	$40,000	$32	57
712 Norwood St	0.65mi	2/1.0	1,223 (-4%)	9mo	$109,900	$90	55
209 E St	0.63mi	3/1.5 (+1)	1,261 (-1%)	12mo	$189,900	$151	52
212 Main St	0.58mi	3/1.0 (+1)	1,176 (-8%)	6mo	$165,000	$140	50
119 Fourth St St	0.60mi	3/2.0 (+1)	1,330 (+4%)	12mo	$183,000	$138	46
5169 S Amherst Hwy	0.63mi	3/1.0 (+1)	1,218 (-4%)	20mo	$20,000	$16	41
117 Woodys Ln	0.65mi	2/2.0	1,164 (-9%)	15mo	$192,450	$165	39
491 Main St	0.67mi	3/1.0 (+1)	1,098 (-14%)	5mo	$76,000	$69	37
103 Flood St	0.67mi	3/2.0 (+1)	1,232 (-3%)	23mo	$195,000	$158	35
454 Main St	0.60mi	3/1.5 (+1)	1,440 (+13%)	22mo	$180,000	$125	25

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,547
• Equity at exit: $23,842

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-11,193
• Equity at exit: $13,825

Cash invested: $44,772 (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 24572

• Home prices YoY: -22.0%
• Active inventory: 114
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$839
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $85

Break-even live

Break-even rent $1,204

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $176	-5% $131	+0% $85	+5% $40	+10% $-5
Rent	-10% $-18	-5% $34	+0% $85	+5% $137	+10% $189
Rate	-1.0pp $166	-0.5pp $126	base $85	+0.5pp $44	+1.0pp $2

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Commerce St Lynchburg, VA	1.0–2.0	1.0–2.0	716	$1,250	$1.74	14d	2	0.76mi
801 Church St Unit 8 Lynchburg, VA	2.0	2.0	875	$1,850	$2.11	14d	1	0.94mi
4995 S Amherst Hwy Apt 224 Madison Heights, VA	2.0	1.0	982	$795	$0.81	44d	1	0.97mi
156 Cedar Crest Dr Apt 302 Madison Heights, VA	2.0	1.5	980	$995	$1.02	14d	1	1.11mi
1348 Bedford Ave Lynchburg, VA	2.0	1.0	1089	$895	$0.82	14d	1	1.11mi
1500 Main St Lynchburg, VA	1.0–2.0	1.0	1182	$1,600	$1.35	14d	6	1.22mi
601 Jackson St Lynchburg, VA	3.0	2.0	1138	$1,595	$1.40	44d	1	1.24mi
512 Polk St Lynchburg, VA	3.0	1.0	1340	$1,295	$0.97	21d	1	1.27mi
317 Polk St Lynchburg, VA	3.0	2.0	925	$1,650	$1.78	44d	1	1.28mi
1808 Rivermont Ave Apt B Lynchburg, VA	3.0	1.0	1100	$995	$0.90	21d	1	1.30mi
1316 Harrison St Lynchburg, VA	3.0	1.5	1535	$1,500	$0.98	44d	1	1.33mi
900 Polk St Unit A Lynchburg, VA	3.0	1.0	1100	$895	$0.81	14d	1	1.34mi
1008 8th St Lynchburg, VA	3.0	2.0	1316	$1,795	$1.36	21d	1	1.35mi
812 Taylor St Lynchburg, VA	3.0	2.0	1872	$1,950	$1.04	14d	1	1.44mi
2013 Early St Unit 2013 1/2 Lynchburg, VA	2.0	1.0	900	$995	$1.11	21d	1	1.49mi
2021 Rivermont Ave Unit A Lynchburg, VA	2.0	2.0	1700	$1,800	$1.06	21d	1	1.50mi

Listing history 12 events

1. 2026-04-26
   status Pending
2. 2026-03-28
   status Active
3. 2026-03-24
   status Pending
4. 2026-03-20
   listed $159,900 Active
5. 2023-08-30
   status Pending 232-char remark

   Show marketing remark (232 chars)

   If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

6. 2023-08-25
   soldstatus $93,000 Closed 232-char remark

   Show marketing remark (232 chars)

   If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

7. 2023-08-25
   soldstatus $93,000

   Show marketing remark (232 chars)

   If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

8. 2023-08-07
   historical 232-char remark

   Show marketing remark (232 chars)

   If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

9. 2023-07-25
   status Pending 232-char remark

   Show marketing remark (232 chars)

   If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

10. 2023-07-25
    listed $93,000 Active 232-char remark

    Show marketing remark (232 chars)

    If you are looking for a wonderfully priced home, in a charming neighborhood, this is the home for you. Whether you are an investor looking for your next project, or a homeowner looking for a house to make your own, this is the one!

11. 2022-09-28
    status Pending
12. 2022-09-26
    listed $89,900 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: $550 · $46/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$761/yr (+$63/mo · 138.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,743
• − Mortgage interest: −$8,957
• − Property taxes: −$550
• − Insurance: −$800
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,652
• Taxable loss: −$1,734
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,441/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: Amherst County Public School District
• NCES district ID: 5100210
• Math proficiency: 40% ▼ -42.00%
• Reading proficiency: 64% ▼ -14.00%
• Median HH income: $45,945
• Composite: 43.96/100
• National rank: #2900
• State rank: #94 of 131 in VA

Livability — Madison Heights

• Score: 73/100
• State rank: #166
• US rank: #5166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madison Heights, VA
• County: Amherst County · 15,744 people
• City population: 15,744
• Metro: Lynchburg, VA
• Population (ZIP): 15,744
• Household income: $62,030
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 357.0

Population outlook (Amherst County) Hauer SSP2

• Today (2025): 29,790 people
• By 2030: 28,332 · -4.9%
• By 2040: 24,963 · -16.2%
• By 2050: 21,468 · -27.9%
• By 2075: 14,111 · -52.6%
• By 2100: 9,344 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Amherst

• 2024 margin: Solid R (+36.5) · D 31.4% · R 67.9%
• 2008→2024 swing: -20.3pp toward R · 2008: -16.2pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.6 2016: R+30.7 2012: R+19.9 2008: R+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.26%
• Current HPI: 178.2917
• Rent YoY: —
• Metro: Lynchburg, VA
• 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

+77.9% since first listed

12 events — show timeline

• 2026-04-26 Pending — LMLS
• 2026-03-28 Relisted — LMLS
• 2026-03-24 Pending — LMLS
• 2026-03-20 Listed $159,900 LMLS
• 2023-08-30 Pending — LMLS
• 2023-08-25 Sold (Public Records) $93,000 Public Records
• 2023-08-25 Sold (MLS) $93,000 LMLS
• 2023-08-07 Delisted — LMLS
• 2023-07-25 Pending — LMLS
• 2023-07-25 Listed $93,000 LMLS
• 2022-09-28 Pending — LMLS
• 2022-09-26 Listed $89,900 LMLS

Property tax history

+0.6%/yr

Latest (2025): $550 · +0.0% YoY. Source: county tax records.