9720 Virgil H Goode Hwy · Henry Fork, VA 24151

$109,000

4 bd · 1.0 ba · 2,056 sqft · SingleFamily public records · 6 Days on market

Built 1920 4.28 ac lot $53/sqft · 67% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity w/ this fixer upper just South of Rocky Mount w/ 4+ unzoned acres. Two tax parcels included. Home requires extensive remodeling. Mostly open land w/ creek. Home has covered porches on entry and upper level. Year built, taxes, acreage and square footage based on County records. Home to be sold as is where is with no repairs by seller. Buyer or buyer's agent to verify all information. StarLink internet access could be available. Hand dug well-low level and murky water.

Key facts

• 4.28 acre lot
• 7 parking spots
• Built 1920

Property features AI

Finance

• Other: Lot approximately 4.28 acres

Exterior

• Parking: One covered parking space; Six open parking spaces
• Home design: Residential property; Built in 1920
• Exterior features: Front porch; Off-street parking

Interior

• Bedrooms: Four bedrooms total; One bedroom on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom; One bathroom on the main level
• Heating & cooling: Forced air gas heating; Has heating; Has cooling
• Interior features: Eight total rooms; Wood doors; Storm windows

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).

Location & tenants

• Location reads 64/100 on livability (#346 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Franklin County Public School District (town): math 69% / reading 72% proficiency, ranked #24 of 131 in VA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Sontag Elementary (math 72% / reading 72%, grade A-, #273 of 1,108 statewide, top 27%, 241 students, 76% FRL); Benjamin Franklin Middle (math 64% / reading 72%, grade A-, #94 of 342 statewide, top 28%, 1,397 students, 74% FRL); Franklin County High (math 79% / reading 82%, grade A, #57 of 319 statewide, top 18%, 1,904 students, 74% FRL) — zoned schools average 75% FRL vs 45% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 196 active listings in the ZIP; 167 units permitted in Franklin County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.48% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.11%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $332,664
• List price: $109,000
• Delta: -67.23%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $21,360
• Equity at exit: $16,252

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $68,762
• Equity at exit: $9,424

Cash invested: $30,520 (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 24151

• Home prices YoY: -13.4%
• Active inventory: 196
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $613

Break-even live

Break-even rent $840

Max offer price $109,000

Occupancy floor 57%

Sensitivity live

Price	-10% $675	-5% $644	+0% $613	+5% $582	+10% $551
Rent	-10% $486	-5% $549	+0% $613	+5% $677	+10% $741
Rate	-1.0pp $668	-0.5pp $641	base $613	+0.5pp $585	+1.0pp $556

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 492-char remark
2. 2026-05-06
   listed $109,000 Active 492-char remark

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$336/yr (+$28/mo · 60.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,393
• − Mortgage interest: −$6,106
• − Property taxes: −$558
• − Insurance: −$545
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,171
• Taxable income: $5,910
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $5,940/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: Franklin County Public School District
• NCES district ID: 5101440
• Math proficiency: 69% ▼ -17.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $47,093
• Composite: 59.5/100
• National rank: #921
• State rank: #24 of 131 in VA

Livability — Henry Fork

• Score: 64/100
• State rank: #346
• US rank: #13818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 18,154 people
• City population: 18,256
• Metro: Roanoke, VA
• Population (ZIP): 18,154
• Household income: $65,223
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 462.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 56,242 people
• By 2030: 55,742 · -0.9%
• By 2040: 53,669 · -4.6%
• By 2050: 50,291 · -10.6%
• By 2075: 42,395 · -24.6%
• By 2100: 32,981 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+45.3) · D 26.9% · R 72.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -22.8pp · 2024: -45.3pp
• All cycles: 2024: R+45.3 2020: R+42.1 2016: R+42.2 2012: R+28.6 2008: R+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.83%
• Current HPI: 204.9607
• Rent YoY: —
• Metro: Roanoke, 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

2 events — show timeline

• 2026-05-12 Pending — MLSRV
• 2026-05-06 Listed $109,000 MLSRV

Property tax history

+1.9%/yr

Latest (2025): $558 · +0.0% YoY. Source: county tax records.