131 Terry Ln SE · Ferrum, VA 24079

$59,500

1 bd · 1.0 ba · 740 sqft · SingleFamily · 38 Days on market

Built 1999 Fair condition 5,227 sqft lot $80/sqft · 52% below area $21/mo HOA · 3% of rent ↓ 8% since listing

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

Key facts

• Swimming pool
• Lake
• Gas propane heat

Tags

• PARK RIDGE GATED COMMUNITY
• PERMANENT ATTACHED STRUCTURE
• GAS PROPANE HEAT
• SWIMMING POOL
• LAKE
• ATV RECREATIONAL TRAILS

Property features AI

Finance

• Other: Listing price $59,500
• HOA & community: Homeowners association with an annual fee of $250

Exterior

• Home design: Residential property; Built in 1999
• Construction: Built in 1999
• Exterior features: 0.12-acre lot

Interior

• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Has heating; Has cooling
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 2.5% in Ferrum — 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 65/100 on livability (#331 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: housing D+, amenities F, commute F.
• Floyd County Public School District (rural): math 56% / reading 70% proficiency, ranked #51 of 131 in VA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Check Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 292 students, 75% FRL); Floyd County High (math 59% / reading 74%, grade B, #195 of 319 statewide, top 62%, 701 students, 74% FRL) — zoned schools average 74% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 69 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($411 loan paydown + $6k appreciation (10.0% local appreciation)).
• Floyd County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Recommended offer $57,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.39% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $122,978
• List price: $59,500
• Delta: -51.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 Charter Oak Dr SE	0.06mi	2/2.0 (+1)	750 (+1%)	15mo	$115,000	$153	74

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.80×
• Total profit: $46,584
• Equity at exit: $53,602

10-year hold

• IRR: 31.1%
• Equity multiple: 8.57×
• Total profit: $126,102
• Equity at exit: $115,595

Cash invested: $16,660 (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 24079

• Home prices YoY: 7.4%
• Active inventory: 40
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$312
• Tax est. 1.5%: −$74 /mo · $892/yr
• Insurance: −$25
• HOA: −$21
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $222

Break-even live

Break-even rent $547

Max offer price $59,500

Occupancy floor 68%

Sensitivity live

Price	-10% $263	-5% $243	+0% $222	+5% $202	+10% $181
Rent	-10% $157	-5% $189	+0% $222	+5% $255	+10% $288
Rate	-1.0pp $252	-0.5pp $237	base $222	+0.5pp $207	+1.0pp $191

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gasinternetpoolsecurity

Listing history 32 events

1. 2026-06-19
   days on market $59,500 Active 38 DOM
2. 2026-06-18
   days on market $59,500 Active 37 DOM
3. 2026-06-17
   days on market $59,500 Active 36 DOM
4. 2026-06-16
   days on market $59,500 Active 35 DOM
5. 2026-06-15
   days on market $59,500 Active 34 DOM
6. 2026-06-14
   days on market $59,500 Active 32 DOM
7. 2026-06-13
   days on market $59,500 Active 31 DOM
8. 2026-06-10
   days on market $59,500 Active 29 DOM
9. 2026-06-09
   days on market $59,500 Active 28 DOM
10. 2026-06-08
    days on market $59,500 Active 27 DOM
11. 2026-06-07
    days on market $59,500 Active 26 DOM
12. 2026-06-05
    days on market $59,500 Active 23 DOM
13. 2026-06-02
    days on market $59,500 Active 21 DOM
14. 2026-06-01
    days on market $59,500 Active 20 DOM
15. 2026-05-31
    days on market $59,500 Active 19 DOM
16. 2026-05-30
    days on market $59,500 Active 18 DOM
17. 2026-05-12
    status Active 556-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

18. 2026-05-12
    price $59,500 556-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

19. 2026-05-12
    status Active 605-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

20. 2026-05-12
    price $59,500 605-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

21. 2026-05-12
    listed $59,500 Active

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

22. 2026-03-31
    historical 556-char remark

    Show marketing remark (556 chars)

    Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

23. 2026-03-30
    historical
24. 2025-11-20
    price $59,900 556-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

25. 2025-11-20
    price $59,900

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

26. 2025-11-20
    price $59,900 605-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

27. 2025-05-20
    price $64,000 556-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

28. 2025-05-20
    price $64,000

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

29. 2025-05-20
    price $64,000 605-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

30. 2024-10-07
    listed $65,000 Active 556-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

31. 2024-10-07
    listed $65,000 Active 605-char remark

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

32. 2024-10-07
    listed $65,000 Active

    Show marketing remark (605 chars)

    SELLER WILL CONSIDER SHORT TERM OWNER FINANCING! Whether your looking for a full time residence or enjoying on a seasonal basis take a look at this little setup in Floyd VA. Located in the Park Ridge gated community this Jayco camper has been modified with a permanent attached structure added. Offering gas propane heat and ample living space this cabin style property is just perfect for your getaway location and relaxing. Additional amenities which are also included with the annual HOA are the swimming pool, lake and miles of ATV recreational trails. Property is served by Citizens internet service.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 3 d/yr ≥97°F today · 8 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,940
• − Mortgage interest: −$3,333
• − Property taxes: −$892
• − Insurance: −$298
• − Repairs & maintenance: −$795
• − Management: −$795
• − HOA: −$252
• − Depreciation: −$1,731
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,224/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

This mobile home requires moderate renovations, including new appliances, bathroom renovation, and exterior updates, to significantly increase its resale and rental value.

Repairs flagged

• Major Appliances — Outdated and in poor condition.
• Major Bathroom fixtures — Old and worn, likely in need of replacement.
• Moderate Exterior siding — Shows signs of wear and tear.
• Major Carpeted flooring — Stained and worn, may need replacement.
• Major Painted walls — Peeling and discoloration, may need repainting.
• Major HVAC unit — Appears old and may need replacement.
• Major Landscaping — Sparse and in need of maintenance.

Value-add opportunities

• Resale New appliances — Modern appliances will attract more buyers.
• Resale Bathroom renovation — Upgraded bathroom will appeal to potential buyers.
• Resale Exterior painting and siding repair — Fresh paint and repairs will improve curb appeal.
• Resale Carpet replacement — New carpet will enhance the home's appearance and comfort.
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency.
• Both Landscaping and garden design — A well-maintained garden will enhance curb appeal and attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Outdated and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · Old and worn, likely in need of replacement.	Major	$15,000–50,000
Exterior siding · Shows signs of wear and tear.	Moderate	$3,000–15,000
Carpeted flooring · Stained and worn, may need replacement.	Major	$15,000–50,000
Painted walls · Peeling and discoloration, may need repainting.	Major	$15,000–50,000
HVAC unit · Appears old and may need replacement.	Major	$15,000–50,000
Landscaping · Sparse and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$93,000–315,000

Value-add ROI direction

• Resale New appliances — Modern appliances will attract more buyers. ↑
• Resale Bathroom renovation — Upgraded bathroom will appeal to potential buyers. ↑
• Resale Exterior painting and siding repair — Fresh paint and repairs will improve curb appeal. ↑
• Resale Carpet replacement — New carpet will enhance the home's appearance and comfort. ↑
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency. ↑
• Both Landscaping and garden design — A well-maintained garden will enhance curb appeal and attract more 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: Floyd County Public School District
• NCES district ID: 5101350
• Math proficiency: 56% ▼ -26.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $44,955
• Composite: 53.03/100
• National rank: #1519
• State rank: #51 of 131 in VA

Livability — Ferrum

• Score: 65/100
• State rank: #331
• US rank: #12612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,644

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 16,207 people
• By 2030: 16,340 · +0.8%
• By 2040: 16,267 · +0.4%
• By 2050: 15,661 · -3.4%
• By 2075: 13,756 · -15.1%
• By 2100: 11,078 · -31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Serbian 1% Subsaharan African 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.1% · Other 1.1%
• 2008→2024 swing: -17.2pp toward R · 2008: -20.0pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+34.2 2016: R+37.5 2012: R+25.4 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.03%
• Current HPI: 231.5726
• 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

-8.5% since first listed

16 events — show timeline

• 2026-05-12 Relisted — SWVAR
• 2026-05-12 Price Changed $59,500 SWVAR
• 2026-05-12 Relisted — NRVMLS
• 2026-05-12 Price Changed $59,500 NRVMLS
• 2026-05-12 Listed $59,500 MLSRV
• 2026-03-31 Delisted — SWVAR
• 2026-03-30 Listing Removed — MLSRV
• 2025-11-20 Price Changed $59,900 SWVAR
• 2025-11-20 Price Changed $59,900 MLSRV
• 2025-11-20 Price Changed $59,900 NRVMLS
• 2025-05-20 Price Changed $64,000 SWVAR
• 2025-05-20 Price Changed $64,000 MLSRV
• 2025-05-20 Price Changed $64,000 NRVMLS
• 2024-10-07 Listed $65,000 SWVAR
• 2024-10-07 Listed $65,000 NRVMLS
• 2024-10-07 Listed $65,000 MLSRV