435 Brooks Xing · Lawrenceville, VA 23868

$69,500

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 74 Days on market

Built 1995 0.48 ac lot $60/sqft · 56% below area

---

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
• Appreciation +6.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this spacious and well-maintained manufactured home, offering 1,152 square feet of comfortable living space. This 3-bedroom, 2-bath residence features new carpet and fresh paint in select areas, creating a clean and inviting interior. Upon entry, you are greeted by a welcoming living room that flows seamlessly into a generously sized eat-in kitchen, complete with an additional sitting area, ideal for entertaining, casual dining, or relaxing with morning coffee. Situated on a sizable lot, the property offers ample outdoor space for recreation, entertaining, or simply enjoying the natural surroundings. Conveniently located near town with easy access to major highways, this home provides the perfect balance of tranquility and accessibility. Don't miss this excellent opportunity - schedule your private showing today with your realtor!

Key facts

• Ample outdoor space
• Eat-in kitchen
• Sizable lot

Tags

• WELCOMING LIVING ROOM
• EAT-IN KITCHEN
• SIZABLE LOT
• AMPLE OUTDOOR SPACE
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#258 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Brunswick County Public School District (rural): math 24% / reading 47% proficiency, ranked #130 of 131 in VA (top 99%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 37 units permitted in Brunswick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($481 loan paydown + $1k appreciation (2.0% local appreciation)).
• Brunswick County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.27%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $157,040
• List price: $69,500
• Delta: -55.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.48×
• Total profit: $48,322
• Equity at exit: $27,277

10-year hold

• IRR: 47.0%
• Equity multiple: 6.95×
• Total profit: $115,723
• Equity at exit: $39,176

Cash invested: $19,460 (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 23868

• Home prices YoY: 2.0%
• Active inventory: 43
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $686

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 49%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $69,500 Pending 74 DOM
2. 2026-06-16
   days on market $69,500 Active 74 DOM
3. 2026-06-15
   days on market $69,500 Active 73 DOM
4. 2026-06-15
   days on market $69,500 Active 72 DOM
5. 2026-06-13
   days on market $69,500 Active 71 DOM
6. 2026-06-12
   days on market $69,500 Active 70 DOM
7. 2026-06-09
   days on market $69,500 Active 67 DOM
8. 2026-06-08
   days on market $69,500 Active 66 DOM
9. 2026-06-08
   days on market $69,500 Active 65 DOM
10. 2026-06-07
    days on market $69,500 Active 64 DOM
11. 2026-06-03
    days on market $69,500 Active 61 DOM
12. 2026-06-02
    days on market $69,500 Active 60 DOM
13. 2026-06-01
    days on market $69,500 Active 59 DOM
14. 2026-05-31
    days on market $69,500 Active 58 DOM
15. 2026-04-03
    listed $77,000 Active 853-char remark

    Show marketing remark (853 chars)

    Welcome to this spacious and well-maintained manufactured home, offering 1,152 square feet of comfortable living space. This 3-bedroom, 2-bath residence features new carpet and fresh paint in select areas, creating a clean and inviting interior. Upon entry, you are greeted by a welcoming living room that flows seamlessly into a generously sized eat-in kitchen, complete with an additional sitting area, ideal for entertaining, casual dining, or relaxing with morning coffee. Situated on a sizable lot, the property offers ample outdoor space for recreation, entertaining, or simply enjoying the natural surroundings. Conveniently located near town with easy access to major highways, this home provides the perfect balance of tranquility and accessibility. Don't miss this excellent opportunity - schedule your private showing today with your realtor!

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

Taxation est. · year 1

• Rental income: $17,709
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$2,022
• Taxable income: $7,571
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $6,410/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: Brunswick County Public School District
• NCES district ID: 5100480
• Math proficiency: 24% ▼ -44.00%
• Reading proficiency: 47% ▼ -15.00%
• Median HH income: $37,085
• Composite: 29.44/100
• National rank: #6520
• State rank: #130 of 131 in VA

Livability — Lawrenceville

• Score: 69/100
• State rank: #258
• US rank: #9024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,215

Population outlook (Brunswick County) Hauer SSP2

• Today (2025): 14,860 people
• By 2030: 13,946 · -6.2%
• By 2040: 12,029 · -19.1%
• By 2050: 10,370 · -30.2%
• By 2075: 7,708 · -48.1%
• By 2100: 5,718 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 27% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Brunswick

• 2024 margin: Lean D (+8.5) · D 54.1% · R 45.5%
• 2008→2024 swing: -17.9pp toward R · 2008: 26.5pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+15.0 2016: D+18.7 2012: D+25.3 2008: D+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.96%
• Current HPI: 98.6309
• 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

1 event — show timeline

• 2026-04-03 Listed $77,000 RVLG

Property tax history

+3.9%/yr

Latest (2025): $68 · +0.0% YoY. Source: county tax records.