210 Hoha Lane, Rocky Mount, VA 24151

Status:Pending

Price:$ 2,000,000

Beds:4

Baths:3 Baths (3 F)

Type:Single Family

Size:4,272 ft²

Lot Size:258.85 acres

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Historic Blackwater Farm

Features

258.85 Acres on the Blackwater River
Circa 1857 Manor Home with 4 Spacious Bedrooms & 3 Bathrooms
Private Library with Custom, Built-in Shelves
Former Dairy Farm with a lot of Remaining Infrastructure
Cropland, Pasture, Forest, Creeks, Springs, and River Frontage

Remarks

Blackwater Farm:

Circa 1857 home on 258 acres along the picturesque Blackwater River. Rolling fields of hay and pasture, rich cropland, and mature hardwood stands provide opportunity for commercial agriculture and outdoor recreation in a rural setting with panoramic mountain views. Only 10 min. to Rocky Mount and 30 min. to Roanoke. Formerly home to the Hoha Dairy, farm includes numerous barns, outbuildings, and shop. This newly surveyed farm is uniquely unrestricted with no county zoning, deeded restrictions, leases, or access easements through the land. With abundant water resources, additional dwellings and home sites, convenient access, and scenic privacy, Blackwater Farm is ideally suited for an agricultural enterprise, multi-generation estate, outdoor recreation destination, wedding and events venue, or cherished farm and retreat for a new family legacy.

Home: The main house is a blend of elegant southern manor and classic 20th-century Americana farmhouse with the surprise of a library wing with private suite - all spanning 4,272 square feet with 4 bedrooms, 3 full baths, office, and formal and casual public spaces. High ceilings and floor to ceiling windows provide generous natural light to showcase original architectural details such as winding staircase, fireplace mantels, and hardwood floors. Built-in shelves surround the library walls and enhance storage and display in the library suite, living room, kitchen pantry, and even a hidden storage under stairs.

The outdoor setting is welcoming with a level lawn, mature trees and boxwoods, circle driveway, views of fields and mountains, and nearby barns and silos as a reminder of the farm's dairy history.

Fresh upgrades and renovations focused on essential mechanical systems, leaving final finishings and optional updates to new owners. Extensive HVAC work included new heat pump and furnace, new ductwork where needed, service of second heat pump and furnace (home has two zones), and more. Plumbing upgrades include new pressure tank and many new water and drain lines. Recent projects were rounded out with some electrical upgrades, new paint in select rooms and areas and restoration of the flagstone portico. Antique furnishings convey with home if desired.

Land: With a newly completed survey, Blackwater Farm is offered with 258.85 acres. The entire boundary is enclosed with physical features such as river, fences, and roads, including over 3,500 feet of state road frontage. There are no known encroachments or boundary disputes, and the property has clear title with mineral and timber rights intact.

Topography is mostly rolling with a mix of flat fields, gentle hills, bottomland, and a few steeper hillsides. Nearly all acreage is accessible and usable. Current land use includes 47 acres of cropland (planted in soybeans for 2025), 74 acres of pasture and hay, and 99 acres of forest, including a 60-acre timber stand. Remaining acreage is made up of farm lots, buildings, interior roads, creeks and river, and wildlife habitat.

Water: Abundant water resources for domestic, agricultural, and recreational use include a mile of frontage on the Blackwater River, part of a blueway route and suitable for canoeing, kayaking, and tubing. With private beach-like access along the upstream portion of the farm and an old swimming hole at a wide river bend at the downstream boundary, there is opportunity to float nearly a mile without having to step foot off the farm. Hay Run is a bold year-round steam that flows just over a half mile through the farm where it joins the Blackwater.

Multiple springs include a farm spring that once supplied the dairy and still houses a pump and pipe that could be put in service for backup water. The main farm well was dug to supply a large growing dairy and was reportedly measured at 50 gallons per minute. It has a high iron content that can be successfully treated with filtration. A second well near the southern end of the farm supplied a past home and is still functional with active electrical service to the well house with pressure tank.

Farm: Over 50,000 square feet of buildings under roof offers ample options for agriculture, storage, and adaptive reuse. A full list of farm buildings with dimensions, past use, and current condition is available upon request. Highlights include the 68' x 144' hay barn, 56'x66' shop building with power, 40'x145' loafing barn, 1,800 square foot milking parlor, and 5-bay equipment shed. Several barns shown in GIS aerial imagery were recently demolished. Others have been repaired, and some require renovation.

Dwellings: In addition to the main home, there are two farm dwellings - both in need of renovation to make habitable, but they offer potential guest or renter lodging. A circa 1935 cottage on the grounds of the main home is just under 1,000 sq. ft. with modern roof and siding and no active electrical service, water, or septic, but all available nearby. The Walker House is a 1,320 sq, ft. farmhouse with separate entry and private setting. Recently occupied, the home has electrical service and water but a failed drain field required the septic to be decommissioned. A new drain field has been identified that will require a pump system. A mobile home site at the southern edge of the property has well, septic, driveway, and electrical service ready to serve a new dwelling.

Opportunites: Blackwater Farm is a strong candidate for a conservation easement, at buyer's discretion, with opportunity for substantial state and federal tax benefits. The farm is also within the Rocky Mount Opportunity Zone, an area that qualifies for enhanced tax benefits for certain business investments. As a farm with no county land use zoning, uses such as wedding and events centers, short term lodging, and a plethora of other ventures are allowed by right. With valuable cropland and productive pasture, the land can easily be rented to area farmers with the woodland supporting a hunt lease and timber harvests, or it can provide the land base to develop a new farm business.

General Information

Zoning:

No Zoning

Annual Property Tax:

3300

County:

Franklin

View:

Mountain, Pasture, River

Area Amenities:

Town of Rocky Mount is 10 minutes away

Building Details

Year Built:

1857

# of Stories:

Roof Type:

Shingle

Heating/Ventilation:

Zoned Electric Heat with Propane Back-up

Fireplace:

Air Conditioning:

Zoned AC

Sewer:

Private Septic

Water:

Private Well

Exterior:

Vinyl

Flooring:

Wood

Basement:

Crawlspace with Small Cellar

Amenities

Barn/Stable
Built-ins
Dishwasher
Fireplace
Gated Entry
Hardwood Floors
Lawn
New Interior Paint
Porch
Range / Oven
Refrigerator
Storage Shed
Walk-in Closet
Workshop

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Total:

$2,000,000

20% Down:

$400,000

Financing:

$1,600,000

30 Yr Fixed^*
6.02 %
(6.03% APR)
$9,613 / month

15 Yr Fixed^*
5.43 %
(5.45% APR)
$13,014 / month

5/1 ARM^*
6.18 %
(6.49% APR)
$9,779 / month

*Rates for January 2026. Information displayed is accurate as of the date of the latest update and is subject to change without notice. Loan pricing can only be locked through a home mortgage consultant. Other restrictions may apply. The Rate/APR and other terms may vary from those displayed based on the creditworthiness of the borrower, the type of dwelling, whether the borrower is self-employed, the location of the property and other factors. Please contact a lender in your area to determine what rates you qualify for.

**Rates calculated from national averages. To determine rates in your area please contact your local lender.

Local Schools

School Name	Type	Distance
Gereau Center For Apl Tech&Career Expl 150 Technology Drive, Rocky Mount VA 24151 (540) 483-5446 Ratings Reviews	public	2.5 mi
Ben. Franklin Middle-West 225 Middle School Road, Rocky Mount VA 24151 (540) 483-5105 Ratings Reviews	public	3 mi
Lifes Academy 200 Dent Street, Rocky Mount VA 24151 (540) 483-0086 Ratings Reviews	private	3.1 mi
Ben. Franklin Middle-East 375 Middle School Road, Rocky Mount VA 24151 (540) 483-5105 Ratings Reviews	public	3.1 mi
Franklin County High School 700 Tanyard Road, Rocky Mount VA 24151 (540) 483-0221 Ratings Reviews	public	3.6 mi
Lee M. Waid Elementary School 540 East Court Street, Rocky Mount VA 24151 (540) 483-5736 Ratings Reviews	public	3.8 mi
Christian Heritage Academy 625 Glenn Wood Drive, Rocky Mount VA 24151 (540) 483-5855 Ratings Reviews	private	4 mi
Rocky Mount Elementary School 555 School Board Road, Rocky Mount VA 24151 (540) 483-5040 Ratings Reviews	public	4.1 mi
Boones Mill Elementary School 265 Taylors Road, Boones Mill VA 24065 (540) 334-4000 Ratings Reviews	public	4.7 mi
Callaway Elementary School 8451 Callaway Road, Callaway VA 24067 (540) 483-0364 Ratings Reviews	public	6 mi
Ferrum Elementary School 660 Ferrum Rd, Ferrum VA 24088 (540) 365-7194 Ratings Reviews	public	8.5 mi
Sontag Elementary School 3101 Sontag Road, Rocky Mount VA 24151 (540) 483-5667 Ratings Reviews	public	8.6 mi
Burnt Chimney Elementary School 80 Burnt Chimney Road, Wirtz VA 24184 (540) 721-2936 Ratings Reviews	public	8.7 mi
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