20 Batteau Rd · Altavista, VA 24517

$245,000

3 bd · 1.0 ba · 2,316 sqft · SingleFamily public records · 129 Days on market

Built 1800 0.83 ac lot $106/sqft · 35% below area Est $294k · 17% under

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Why this score? — see what drove the C 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a rare opportunity to own a grandfathered antique shop set within a beautifully preserved historic home dating back to the 1700s. Building was once a Tavern as well as a Stagecoach stop. Currently zoned residential, this property offers exceptional versatility: continue operating the existing business, explore the potential for rezoning to suit another commercial use, or enjoy the charm and character as a private residence. Whether you're an entrepreneur seeking a distinctive business location, an investor looking for future flexibility, or a homeowner drawn to historic character, this property presents a unique chance to own a piece of local history with endless possibilities. Property is being sold "As Is"

Key facts

• Private residence
• Historic home
• 0.83 acre lot

Tags

• HISTORIC HOME
• PRIVATE RESIDENCE
• PIECE OF LOCAL HISTORY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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 $225k (8.2% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Altavista — 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 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: health & safety C-, crime D+, amenities F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $245k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $293,685
• List price: $245,000
• Delta: -16.58%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Courtney Ter	0.59mi	4/3.0 (+1)	2,464 (+6%)	20mo	$325,000	$132	32

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-18,591
• Equity at exit: $36,530

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $10,663
• Equity at exit: $21,183

Cash invested: $68,600 (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 24517

• Home prices YoY: -24.9%
• Active inventory: 39
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $333

Break-even live

Break-even rent $1,828

Max offer price $245,000

Occupancy floor 80%

Sensitivity live

Price	-10% $472	-5% $403	+0% $333	+5% $264	+10% $195
Rent	-10% $156	-5% $244	+0% $333	+5% $422	+10% $511
Rate	-1.0pp $457	-0.5pp $396	base $333	+0.5pp $270	+1.0pp $205

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3564 Wards Rd Altavista, VA	3.0	1.5	2384	$2,250	$0.94	22d	1	0.12mi

Listing history 23 events

1. 2026-06-21
   days on market $245,000 Active 129 DOM
2. 2026-06-19
   days on market $245,000 Active 127 DOM
3. 2026-06-18
   days on market $245,000 Active 126 DOM
4. 2026-06-17
   days on market $245,000 Active 125 DOM
5. 2026-06-16
   days on market $245,000 Active 124 DOM
6. 2026-06-15
   days on market $245,000 Active 123 DOM
7. 2026-06-14
   pricedays on market $245,000 Active 121 DOM
8. 2026-06-13
   days on market $255,000 Active 120 DOM
9. 2026-06-10
   days on market $255,000 Active 118 DOM
10. 2026-06-09
    days on market $255,000 Active 117 DOM
11. 2026-06-08
    days on market $255,000 Active 116 DOM
12. 2026-06-07
    days on market $255,000 Active 115 DOM
13. 2026-06-05
    days on market $255,000 Active 112 DOM
14. 2026-06-02
    days on market $255,000 Active 110 DOM
15. 2026-06-01
    days on market $255,000 Active 109 DOM
16. 2026-05-31
    days on market $255,000 Active 108 DOM
17. 2026-05-30
    days on market $255,000 Active 107 DOM
18. 2026-05-12
    price $255,000 737-char remark

    Show marketing remark (737 chars)

    Step into a rare opportunity to own a grandfathered antique shop set within a beautifully preserved historic home dating back to the 1700s. Building was once a Tavern as well as a Stagecoach stop. Currently zoned residential, this property offers exceptional versatility: continue operating the existing business, explore the potential for rezoning to suit another commercial use, or enjoy the charm and character as a private residence. Whether you're an entrepreneur seeking a distinctive business location, an investor looking for future flexibility, or a homeowner drawn to historic character, this property presents a unique chance to own a piece of local history with endless possibilities. Property is being sold "As Is"

19. 2026-02-12
    listed $265,000 Active 737-char remark

    Show marketing remark (737 chars)

    Step into a rare opportunity to own a grandfathered antique shop set within a beautifully preserved historic home dating back to the 1700s. Building was once a Tavern as well as a Stagecoach stop. Currently zoned residential, this property offers exceptional versatility: continue operating the existing business, explore the potential for rezoning to suit another commercial use, or enjoy the charm and character as a private residence. Whether you're an entrepreneur seeking a distinctive business location, an investor looking for future flexibility, or a homeowner drawn to historic character, this property presents a unique chance to own a piece of local history with endless possibilities. Property is being sold "As Is"

20. 2019-02-28
    soldstatus $45,000
21. 2019-02-28
    soldstatus $45,000
22. 2018-08-14
    listed $64,900
23. 2018-08-14
    listed $64,900

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$1,321/yr (+$110/mo · 192.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $27,000
• − Mortgage interest: −$13,724
• − Property taxes: −$688
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$7,127
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $4,020/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,932

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.33%
• Current HPI: 184.727
• 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

+292.9% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $255,000 LMLS
• 2026-02-12 Listed $265,000 LMLS
• 2019-02-28 Sold (Public Records) $45,000 Public Records
• 2019-02-28 Sold (MLS) $45,000 LMLS
• 2018-08-14 Listed $64,900 LMLS
• 2018-08-14 Listed $64,900 LMLS

Property tax history

+2.7%/yr

Latest (2025): $688 · +0.0% YoY. Source: county tax records.