210 Sutherland St · Hillsville, VA 24343

$135,000

3 bd · 1.0 ba · 1,027 sqft · SingleFamily · 3 Days on market

Built 1950 0.29 ac lot Est $163k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +5.4/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage in the heart of Hillsville! Welcome to 210 Sutherland St, where comfort, convenience, and small-town charm come together. Ideally situated just off Main Street, you'll enjoy your peace, while still being within easy walking distance to local favorites like the Hillsville Farmers Market, boutique shops, and dining. This move-in ready home features newer flooring and is equipped with a forced air oil furnace for efficient heating. Outside, the property truly shines with a beautiful, flat yard—perfect for relaxing or entertaining. The backyard offers lovely flowering trees and a quaint swing set, creating a warm and inviting space for all ages. You'll also appreciate the oversized carport and covered porch, ideal for enjoying those Southwest Virginia evenings. Connected to town water and sewer, this home offers convenience and reliability. Whether you're a first-time buyer or looking to downsize into something more manageable, this property checks all the boxes. Located within two hours of several major cities including Roanoke, Winston-Salem, Greensboro, and Bristol, you'll have easy access to larger metro areas while still enjoying the charm of Hillsville living. Don't miss this opportunity to own a well-maintained home in an incredible location. Call today to schedule your showing—at this price, it won't last long! The home is move-in ready, but is being sold as-is.

Key facts

• Covered porch
• Oversized carport
• Flat yard

Tags

• FLAT YARD
• COVERED PORCH
• OVERSIZED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $4 ($49/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 $103k (23.9% below list).
• Recommended offer: $103k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.3% in Hillsville — 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 (#339 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Carroll County Public School District (rural): math 60% / reading 70% proficiency, ranked #46 of 131 in VA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hillsville Elementary (math 64% / reading 72%, grade B+, #366 of 1,108 statewide, top 33%, 472 students, 86% FRL); Carroll County Middle (math 54% / reading 72%, grade B+, #134 of 342 statewide, top 40%, 756 students, 84% FRL); Carroll County High (math 64% / reading 67%, grade B, #204 of 319 statewide, top 65%, 1,069 students, 81% FRL) — zoned schools average 84% FRL vs 48% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 123 active listings in the ZIP; 80 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carroll County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,771 (23.9% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 0.76% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $163,293
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Sutherland St	0.01mi	4/1.0 (+1)	940 (-8%)	11mo	$149,500	$159	71
316 Hill St	0.20mi	3/1.0	1,050 (+2%)	23mo	$156,500	$149	68

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-21,678
• Equity at exit: $20,129

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-18,792
• Equity at exit: $11,672

Cash invested: $37,800 (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 24343

• Home prices YoY: -19.2%
• Active inventory: 123
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $4

Break-even live

Break-even rent $1,023

Max offer price $135,000

Occupancy floor 95%

Sensitivity live

Price	-10% $80	-5% $42	+0% $4	+5% $-34	+10% $-72
Rent	-10% $-77	-5% $-37	+0% $4	+5% $45	+10% $85
Rate	-1.0pp $72	-0.5pp $38	base $4	+0.5pp $-31	+1.0pp $-66

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-14
   status Pending 1417-char remark

   Show marketing remark (1417 chars)

   Charming cottage in the heart of Hillsville! Welcome to 210 Sutherland St, where comfort, convenience, and small-town charm come together. Ideally situated just off Main Street, you'll enjoy your peace, while still being within easy walking distance to local favorites like the Hillsville Farmers Market, boutique shops, and dining. This move-in ready home features newer flooring and is equipped with a forced air oil furnace for efficient heating. Outside, the property truly shines with a beautiful, flat yard—perfect for relaxing or entertaining. The backyard offers lovely flowering trees and a quaint swing set, creating a warm and inviting space for all ages. You'll also appreciate the oversized carport and covered porch, ideal for enjoying those Southwest Virginia evenings. Connected to town water and sewer, this home offers convenience and reliability. Whether you're a first-time buyer or looking to downsize into something more manageable, this property checks all the boxes. Located within two hours of several major cities including Roanoke, Winston-Salem, Greensboro, and Bristol, you'll have easy access to larger metro areas while still enjoying the charm of Hillsville living. Don't miss this opportunity to own a well-maintained home in an incredible location. Call today to schedule your showing—at this price, it won't last long! The home is move-in ready, but is being sold as-is.

2. 2026-04-14
   status Pending

   Show marketing remark (1417 chars)

   Charming cottage in the heart of Hillsville! Welcome to 210 Sutherland St, where comfort, convenience, and small-town charm come together. Ideally situated just off Main Street, you'll enjoy your peace, while still being within easy walking distance to local favorites like the Hillsville Farmers Market, boutique shops, and dining. This move-in ready home features newer flooring and is equipped with a forced air oil furnace for efficient heating. Outside, the property truly shines with a beautiful, flat yard—perfect for relaxing or entertaining. The backyard offers lovely flowering trees and a quaint swing set, creating a warm and inviting space for all ages. You'll also appreciate the oversized carport and covered porch, ideal for enjoying those Southwest Virginia evenings. Connected to town water and sewer, this home offers convenience and reliability. Whether you're a first-time buyer or looking to downsize into something more manageable, this property checks all the boxes. Located within two hours of several major cities including Roanoke, Winston-Salem, Greensboro, and Bristol, you'll have easy access to larger metro areas while still enjoying the charm of Hillsville living. Don't miss this opportunity to own a well-maintained home in an incredible location. Call today to schedule your showing—at this price, it won't last long! The home is move-in ready, but is being sold as-is.

3. 2026-04-11
   listed $135,000 Active

   Show marketing remark (1417 chars)

   Charming cottage in the heart of Hillsville! Welcome to 210 Sutherland St, where comfort, convenience, and small-town charm come together. Ideally situated just off Main Street, you'll enjoy your peace, while still being within easy walking distance to local favorites like the Hillsville Farmers Market, boutique shops, and dining. This move-in ready home features newer flooring and is equipped with a forced air oil furnace for efficient heating. Outside, the property truly shines with a beautiful, flat yard—perfect for relaxing or entertaining. The backyard offers lovely flowering trees and a quaint swing set, creating a warm and inviting space for all ages. You'll also appreciate the oversized carport and covered porch, ideal for enjoying those Southwest Virginia evenings. Connected to town water and sewer, this home offers convenience and reliability. Whether you're a first-time buyer or looking to downsize into something more manageable, this property checks all the boxes. Located within two hours of several major cities including Roanoke, Winston-Salem, Greensboro, and Bristol, you'll have easy access to larger metro areas while still enjoying the charm of Hillsville living. Don't miss this opportunity to own a well-maintained home in an incredible location. Call today to schedule your showing—at this price, it won't last long! The home is move-in ready, but is being sold as-is.

4. 2026-04-11
   listed $135,000 Active 1417-char remark

   Show marketing remark (1417 chars)

   Charming cottage in the heart of Hillsville! Welcome to 210 Sutherland St, where comfort, convenience, and small-town charm come together. Ideally situated just off Main Street, you'll enjoy your peace, while still being within easy walking distance to local favorites like the Hillsville Farmers Market, boutique shops, and dining. This move-in ready home features newer flooring and is equipped with a forced air oil furnace for efficient heating. Outside, the property truly shines with a beautiful, flat yard—perfect for relaxing or entertaining. The backyard offers lovely flowering trees and a quaint swing set, creating a warm and inviting space for all ages. You'll also appreciate the oversized carport and covered porch, ideal for enjoying those Southwest Virginia evenings. Connected to town water and sewer, this home offers convenience and reliability. Whether you're a first-time buyer or looking to downsize into something more manageable, this property checks all the boxes. Located within two hours of several major cities including Roanoke, Winston-Salem, Greensboro, and Bristol, you'll have easy access to larger metro areas while still enjoying the charm of Hillsville living. Don't miss this opportunity to own a well-maintained home in an incredible location. Call today to schedule your showing—at this price, it won't last long! The home is move-in ready, but is being sold as-is.

5. 2014-06-12
   listed $59,900

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$584/yr (+$49/mo · 111.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,333
• − Mortgage interest: −$7,562
• − Property taxes: −$523
• − Insurance: −$675
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,927
• Taxable loss: −$2,328
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $608/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: Carroll County Public School District
• NCES district ID: 5100690
• Math proficiency: 60% ▼ -25.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $36,359
• Composite: 53.88/100
• National rank: #1406
• State rank: #46 of 131 in VA

Livability — Hillsville

• Score: 65/100
• State rank: #339
• US rank: #13358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsville, VA
• City population: 8,942
• Population (ZIP): 8,942

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,768 people
• By 2030: 27,909 · -3.0%
• By 2040: 25,788 · -10.4%
• By 2050: 23,522 · -18.2%
• By 2075: 19,045 · -33.8%
• By 2100: 14,801 · -48.6%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+63.3) · D 18.1% · R 81.4%
• 2008→2024 swing: -30.9pp toward R · 2008: -32.4pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+62.7 2016: R+59.6 2012: R+39.4 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.28%
• Current HPI: 161.0491
• 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

+125.4% since first listed

5 events — show timeline

• 2026-04-14 Pending — SWVAR
• 2026-04-14 Pending — NRVMLS
• 2026-04-11 Listed $135,000 NRVMLS
• 2026-04-11 Listed $135,000 SWVAR
• 2014-06-12 Listed $59,900 NRVMLS

Property tax history

+2.3%/yr

Latest (2025): $523 · +35.0% YoY. Source: county tax records.