7139 Andersonville Rd · Dillwyn, VA 23936

$145,000

3 bd · 2.0 ba · 924 sqft · SingleFamily · 70 Days on market

Built 1985 3.51 ac lot ↓ 6% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3.5 Acres | Unrestricted Land | Large Garage Opportunity meets flexibility with this 3-bedroom, 2-bath single wide home set on three lots totaling 3.5 acres in a quiet rural setting. With no known restrictions, this property offers room to live, work, and expand as you see fit. A standout feature is the massive 30x90 two-story detached garage—ideal for storage, a workshop, small business use, or hobby space. Major system upgrades have already been completed by the sellers, including 400-amp electric service, new heat pump, water heater, pressure tank, well pump, and a new roof on the garage. Front and rear decks have also been added, giving you space to enjoy the peaceful surroundings. High-speed internet is available, making remote work or streaming easy. The home itself needs cosmetic updates, including paint, flooring, kitchen appliances, and cabinets. Whether you're looking to build equity, invest, or create a rural retreat, this property gives you a solid starting point with key improvements already in place. Being sold as-is, with flexibility to negotiate terms to fit your needs. Motivated seller—bring your vision and make it your own

Key facts

• New heat pump
• Large garage
• 3.5 acres

Tags

• 3.5 ACRES
• UNRESTRICTED LAND
• LARGE GARAGE
• DETACHED GARAGE
• 400-AMP ELECTRIC SERVICE
• NEW HEAT PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#435 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Buckingham County Public School District (rural): math 36% / reading 49% proficiency, ranked #117 of 131 in VA (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 96 units permitted in Buckingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Buckingham County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.27% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $107,996
• Equity at exit: $130,627

10-year hold

• IRR: 29.5%
• Equity multiple: 8.27×
• Total profit: $295,282
• Equity at exit: $281,703

Cash invested: $40,600 (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 23936

• Home prices YoY: 21.8%
• Active inventory: 63
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,845 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $455

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 70%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   days on market $145,000 Active 70 DOM
2. 2026-06-10
   days on market $145,000 Active 68 DOM
3. 2026-06-09
   days on market $145,000 Active 67 DOM
4. 2026-06-08
   days on market $145,000 Active 66 DOM
5. 2026-06-07
   days on market $145,000 Active 65 DOM
6. 2026-06-05
   days on market $145,000 Active 62 DOM
7. 2026-06-03
   days on market $145,000 Active 61 DOM
8. 2026-06-02
   days on market $145,000 Active 60 DOM
9. 2026-06-01
   days on market $145,000 Active 59 DOM
10. 2026-05-31
    days on market $145,000 Active 58 DOM
11. 2026-05-30
    days on market $145,000 Active 57 DOM
12. 2026-05-08
    price $145,000 1171-char remark

    Show marketing remark (1171 chars)

    3.5 Acres | Unrestricted Land | Large Garage Opportunity meets flexibility with this 3-bedroom, 2-bath single wide home set on three lots totaling 3.5 acres in a quiet rural setting. With no known restrictions, this property offers room to live, work, and expand as you see fit. A standout feature is the massive 30x90 two-story detached garage—ideal for storage, a workshop, small business use, or hobby space. Major system upgrades have already been completed by the sellers, including 400-amp electric service, new heat pump, water heater, pressure tank, well pump, and a new roof on the garage. Front and rear decks have also been added, giving you space to enjoy the peaceful surroundings. High-speed internet is available, making remote work or streaming easy. The home itself needs cosmetic updates, including paint, flooring, kitchen appliances, and cabinets. Whether you're looking to build equity, invest, or create a rural retreat, this property gives you a solid starting point with key improvements already in place. Being sold as-is, with flexibility to negotiate terms to fit your needs. Motivated seller—bring your vision and make it your own

13. 2026-04-03
    listed $155,000 Active 1171-char remark

    Show marketing remark (1171 chars)

    3.5 Acres | Unrestricted Land | Large Garage Opportunity meets flexibility with this 3-bedroom, 2-bath single wide home set on three lots totaling 3.5 acres in a quiet rural setting. With no known restrictions, this property offers room to live, work, and expand as you see fit. A standout feature is the massive 30x90 two-story detached garage—ideal for storage, a workshop, small business use, or hobby space. Major system upgrades have already been completed by the sellers, including 400-amp electric service, new heat pump, water heater, pressure tank, well pump, and a new roof on the garage. Front and rear decks have also been added, giving you space to enjoy the peaceful surroundings. High-speed internet is available, making remote work or streaming easy. The home itself needs cosmetic updates, including paint, flooring, kitchen appliances, and cabinets. Whether you're looking to build equity, invest, or create a rural retreat, this property gives you a solid starting point with key improvements already in place. Being sold as-is, with flexibility to negotiate terms to fit your needs. Motivated seller—bring your vision and make it your own

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,137
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$4,218
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $4,658/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: Buckingham County Public School District
• NCES district ID: 5100540
• Math proficiency: 36% ▼ -38.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $40,158
• Composite: 35.58/100
• National rank: #4897
• State rank: #117 of 131 in VA

Livability — Dillwyn

• Score: 60/100
• State rank: #435
• US rank: #18682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,992

Population outlook (Buckingham County) Hauer SSP2

• Today (2025): 16,866 people
• By 2030: 16,625 · -1.4%
• By 2040: 16,108 · -4.5%
• By 2050: 15,588 · -7.6%
• By 2075: 14,125 · -16.3%
• By 2100: 11,701 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Buckingham

• 2024 margin: Strong R (+23.5) · D 37.8% · R 61.2% · Other 1.0%
• 2008→2024 swing: -24.4pp toward R · 2008: 0.9pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+13.2 2016: R+11.6 2012: D+2.4 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.71%
• Current HPI: 221.8804
• 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

-6.5% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $145,000 SCAR
• 2026-04-03 Listed $155,000 SCAR

Property tax history

+0.8%/yr

Latest (2025): $143 · +0.0% YoY. Source: county tax records.