211 Dinwiddie Ave · Blackstone, VA 23824

$80,000

5 bd · 1.0 ba · 1,563 sqft · SingleFamily · 22 Days on market

Built 1920 0.41 ac lot $51/sqft · 63% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS PROPERTY BEING SOLD VIA ONLINE SIMULCAST AUCTION ON MAY 28 AT 11AM BY DOUBLE A AUCTION & REALTY VAAL #1011! List price reflects the opening bid of $80,000. No pre-auction offers will be accepted. May 2026 real estate auction for 211 Dinwiddie Avenue in Blackstone, VA. This circa-1920 Sears Craftsman-style home offers character, potential, and a convenient in-town location close to downtown Blackstone amenities. The home features 9 rooms, 5 bedrooms, 1 bath, hardwood and pine flooring, central heat, air conditioning, public water, and public sewer. Situated on an approximately 4/10-acre lot, the property includes a nice fenced-in yard and multiple outbuildings, offering room for s

Key facts

• Central heat
• Air conditioning
• Fenced in yard

Tags

• SEARS CRAFTSMAN STYLE
• FENCED IN YARD
• MULTIPLE OUTBUILDINGS
• HARDWOOD AND PINE FLOORING
• CENTRAL HEAT
• AIR CONDITIONING

Property features AI

Exterior

• Utilities: Public water service; Public sewer service
• Home design: 2-story home; Frame construction with vinyl siding; Shingle roof
• Construction: Built (actual year not specified)
• Exterior features: Lot approximately 0.41 acres; Public water; Public sewer

Interior

• Bedrooms: 9 total rooms (room-level details not provided)
• Bathrooms: 1 full bathroom with tub and shower (located on the first floor)
• Heating & cooling: Forced air heating (oil); Electric cooling
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 4.0% in Blackstone — 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 71/100 on livability (#210 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Nottoway County Public School District (rural): math 34% / reading 59% proficiency, ranked #109 of 131 in VA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 57 units permitted in Nottoway County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Nottoway County population projected at -15% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

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. 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.
4. 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.
5. 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: 2.44% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.08%
• DSCR: 3.50
• GRM: 3.4

CMA / ARV

• ARV (median comp): $216,934
• List price: $80,000
• Delta: -63.12%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.4%
• Equity multiple: 3.40×
• Total profit: $53,703
• Equity at exit: $11,928

10-year hold

• IRR: 59.5%
• Equity multiple: 6.92×
• Total profit: $132,589
• Equity at exit: $6,917

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 23824

• Home prices YoY: -9.2%
• Active inventory: 58
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,047

Break-even live

Break-even rent $625

Max offer price $80,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,092	-5% $1,069	+0% $1,047	+5% $1,024	+10% $1,002
Rent	-10% $893	-5% $970	+0% $1,047	+5% $1,124	+10% $1,201
Rate	-1.0pp $1,087	-0.5pp $1,067	base $1,047	+0.5pp $1,026	+1.0pp $1,005

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 College Ave Blackstone, VA	4.0	2.5	2137	$1,950	$0.91	44d	1	1.15mi

Listing history 1 events

1. 2026-04-10
   listed $80,000 Active 974-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: $490 · $41/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$166/yr (+$14/mo · 34.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$4,481
• − Property taxes: −$490
• − Insurance: −$400
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$2,327
• Taxable income: $11,958
• Est. tax owed @ 24.0%: −$2,870
• After-tax cash flow: $9,692/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: Nottoway County Public School District
• NCES district ID: 5102790
• Math proficiency: 34% ▼ -38.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $38,125
• Composite: 38.65/100
• National rank: #4153
• State rank: #109 of 131 in VA

Livability — Blackstone

• Score: 71/100
• State rank: #210
• US rank: #6666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackstone, VA
• Population (ZIP): 6,650

Population outlook (Nottoway County) Hauer SSP2

• Today (2025): 15,190 people
• By 2030: 14,867 · -2.1%
• By 2040: 13,993 · -7.9%
• By 2050: 12,924 · -14.9%
• By 2075: 10,416 · -31.4%
• By 2100: 7,281 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 46% Black 43% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 1% Serbian 1% Danish 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Nottoway

• 2024 margin: Strong R (+22.4) · D 38.5% · R 60.8%
• 2008→2024 swing: -21.1pp toward R · 2008: -1.2pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+13.1 2012: R+0.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.21%
• Current HPI: 178.7698
• 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

2 events — show timeline

• 2026-05-29 Pending — CVRMLS
• 2026-04-10 Listed $80,000 CVRMLS

Property tax history

+2.8%/yr

Latest (2025): $490 · +6.7% YoY. Source: county tax records.