705 Laurel Ln · Norton, VA 24273

$80,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 30 Days on market

Built 1980 0.64 ac lot ↓ 38% since listing

---

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
• Schools +6.3/10.0
• Appreciation +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLERS!!! Are you looking for a home that feels like a mountain escape? This wonderfully priced home is ready for you to move right in!!

Key facts

• Close to schools
• Eat in kitchen
• Minutes from highway

Tags

• INVESTMENT PROPERTY
• EAT IN KITCHEN
• HIGH VAULTED CEILINGS
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN
• MINUTES FROM HIGHWAY

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family house; Two levels; Residential zoning; Property listed as a fixer
• Construction: Wood siding construction; Below-grade finished area present
• Exterior features: Asphalt roof; Sloped, wooded lot

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Hardwood and laminate flooring; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.4% in Norton — 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 74/100 on livability (#139 in VA, #4,441 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: commute D, crime F, amenities F.
• Norton City Public School District (town): math 68% / reading 85% proficiency, ranked #12 of 131 in VA (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Norton Elementary (math 67% / reading 82%, grade A, #220 of 1,108 statewide, top 22%, 501 students, 96% FRL); J.I. Burton High (math 72% / reading 92%, grade A, #40 of 319 statewide, top 15%, 312 students, 96% FRL) — zoned schools average 96% FRL vs 58% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP.

Forward outlook

• In year one you build about $667 of equity ($553 loan paydown + $114 appreciation (0.1% local appreciation)).
• Norton County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

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

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.04×
• Total profit: $23,273
• Equity at exit: $23,799

10-year hold

• IRR: 25.3%
• Equity multiple: 3.84×
• Total profit: $63,727
• Equity at exit: $29,065

Cash invested: $22,400 (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 24273

• Home prices YoY: 0.1%
• Active inventory: 40
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $393

Break-even live

Break-even rent $711

Max offer price $80,000

Occupancy floor 62%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 30 DOM
2. 2026-06-17
   days on market $80,000 Active 29 DOM
3. 2026-06-16
   days on market $80,000 Active 28 DOM
4. 2026-06-15
   days on market $80,000 Active 27 DOM
5. 2026-06-15
   days on market $80,000 Active 26 DOM
6. 2026-06-13
   days on market $80,000 Active 25 DOM
7. 2026-06-12
   days on market $80,000 Active 24 DOM
8. 2026-06-09
   days on market $80,000 Active 21 DOM
9. 2026-06-08
   days on market $80,000 Active 20 DOM
10. 2026-06-08
    days on market $80,000 Active 19 DOM
11. 2026-06-05
    days on market $80,000 Active 17 DOM
12. 2026-06-03
    days on market $80,000 Active 15 DOM
13. 2026-06-02
    days on market $80,000 Active 14 DOM
14. 2026-06-01
    days on market $80,000 Active 13 DOM
15. 2026-05-31
    days on market $80,000 Active 12 DOM
16. 2026-05-19
    listed $80,000 Active
17. 2016-04-04
    soldstatus $129,900 147-char remark

    Show marketing remark (147 chars)

    MOTIVATED SELLERS!!! Are you looking for a home that feels like a mountain escape? This wonderfully priced home is ready for you to move right in!!

18. 2015-07-21
    listed $129,900 147-char remark

    Show marketing remark (147 chars)

    MOTIVATED SELLERS!!! Are you looking for a home that feels like a mountain escape? This wonderfully priced home is ready for you to move right in!!

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,505
• − Mortgage interest: −$4,481
• − Property taxes: −$1,304
• − Insurance: −$400
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,327
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,839/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: Norton City Public School District
• NCES district ID: 5102760
• Math proficiency: 68% ▼ -20.00%
• Reading proficiency: 85% ▲ 2.00%
• Median HH income: $34,636
• Composite: 63.22/100
• National rank: #636
• State rank: #12 of 131 in VA

Livability — Norton

• Score: 74/100
• State rank: #139
• US rank: #4441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton, VA
• Population (ZIP): 5,860

Population outlook (Norton County) Hauer SSP2

• Today (2025): 3,919 people
• By 2030: 3,899 · -0.5%
• By 2040: 3,838 · -2.1%
• By 2050: 3,778 · -3.6%
• By 2075: 3,584 · -8.5%
• By 2100: 3,154 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Norton

• 2024 margin: Solid R (+43.6) · D 27.9% · R 71.5%
• 2008→2024 swing: -43.5pp toward R · 2008: -0.1pp · 2024: -43.6pp
• All cycles: 2024: R+43.6 2020: R+40.3 2016: R+43.8 2012: R+22.1 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 140.9507
• 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

-38.4% since first listed

3 events — show timeline

• 2026-05-19 Listed $80,000 TVRMLS
• 2016-04-04 Sold (MLS) $129,900 TVRMLS
• 2015-07-21 Listed $129,900 TVRMLS

Property tax history

+2.3%/yr

Latest (2026): $1,304 · +0.0% YoY. Source: county tax records.