1817 Amostown Rd · Patrick Springs, VA 27046

$100,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 78 Days on market

Built 1977 0.50 ac lot

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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 +24.5/30.0
• Appreciation +9.1/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT HOME OUT IN THE COUNTRY FOR THAT 1ST TIME HOME BUYER OR INVESTOR! ROCKING CHAIR FRONT PORCH, SPACIOUS SINGLE WIDE WITH ADDITIONS...HOME HAS LIVING ROOM, DEN, 2 BDRMS, OFFICE, DINING ROOM, KITCHEN, LARGE LAUNDRY WITH PANTRY SHELVES, LARGE STORAGE BUILDING OUTSIDE, ATTACHED CARPORT, ALL APPLIANCES INCLUDING REFRIGERATOR, WASHER, DRYER AND STOVE WILL REMAIN. SELLER TO DRILL NEW WELL PRIOR TO CLOSING. UPDATED ROOF, VINYL SIDING, FURNACE LESS THAN 5 YR OLD W/CENTRAL AIR

Key facts

• 0.5 acre lot
• 3 garage spots
• Built 1977

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 3 garage/carport spaces; Attached carport; Detached garage; Driveway (paved)
• Security: Smoke detector(s)
• Utilities: Public maintained road; Electric water heater
• Home design: Manufactured home (single wide); One level; Built in 1977; Living room fireplace
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Half-acre lot; Well water; Septic tank

Interior

• Kitchen: Microwave; Dishwasher; Free-standing range
• Bedrooms: Bedrooms located on the main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Heating details: see remarks
• Interior features: Ceiling fan(s); Deadbolt(s); Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#223 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Stokes County Schools (rural): math 48% / reading 46% proficiency, ranked #78 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sandy Ridge Elementary School (math 57% / reading 47%, grade C-, #354 of 1,410 statewide, top 28%, 156 students, 72% FRL); Piney Grove Middle School (math 42% / reading 49%, grade D+, #154 of 475 statewide, top 33%, 224 students, 61% FRL); North Stokes High School (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 280 students, 53% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 230 units permitted in Stokes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (8.3% local appreciation)).
• Stokes County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 A-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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.00×
• Total profit: $55,978
• Equity at exit: $77,794

10-year hold

• IRR: 24.4%
• Equity multiple: 6.45×
• Total profit: $152,717
• Equity at exit: $156,191

Cash invested: $28,000 (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 27046

• Home prices YoY: 3.6%
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $206

Break-even live

Break-even rent $783

Max offer price $100,000

Occupancy floor 75%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 78 DOM
2. 2026-06-18
   days on market $100,000 Active 77 DOM
3. 2026-06-17
   days on market $100,000 Active 76 DOM
4. 2026-06-16
   days on market $100,000 Active 75 DOM
5. 2026-06-15
   days on market $100,000 Active 74 DOM
6. 2026-06-14
   days on market $100,000 Active 72 DOM
7. 2026-06-12
   days on market $100,000 Active 71 DOM
8. 2026-06-09
   days on market $100,000 Active 68 DOM
9. 2026-06-08
   days on market $100,000 Active 67 DOM
10. 2026-06-07
    days on market $100,000 Active 66 DOM
11. 2026-06-05
    days on market $100,000 Active 63 DOM
12. 2026-06-02
    days on market $100,000 Active 61 DOM
13. 2026-06-01
    days on market $100,000 Active 60 DOM
14. 2026-05-31
    days on market $100,000 Active 59 DOM
15. 2026-05-30
    days on market $100,000 Active 58 DOM
16. 2026-04-02
    listed $100,000 Active
17. 2015-05-08
    soldstatus $38,000 Sold 475-char remark

    Show marketing remark (475 chars)

    GREAT HOME OUT IN THE COUNTRY FOR THAT 1ST TIME HOME BUYER OR INVESTOR! ROCKING CHAIR FRONT PORCH, SPACIOUS SINGLE WIDE WITH ADDITIONS...HOME HAS LIVING ROOM, DEN, 2 BDRMS, OFFICE, DINING ROOM, KITCHEN, LARGE LAUNDRY WITH PANTRY SHELVES, LARGE STORAGE BUILDING OUTSIDE, ATTACHED CARPORT, ALL APPLIANCES INCLUDING REFRIGERATOR, WASHER, DRYER AND STOVE WILL REMAIN. SELLER TO DRILL NEW WELL PRIOR TO CLOSING. UPDATED ROOF, VINYL SIDING, FURNACE LESS THAN 5 YR OLD W/CENTRAL AIR

18. 2014-12-22
    listed $40,000 475-char remark

    Show marketing remark (475 chars)

    GREAT HOME OUT IN THE COUNTRY FOR THAT 1ST TIME HOME BUYER OR INVESTOR! ROCKING CHAIR FRONT PORCH, SPACIOUS SINGLE WIDE WITH ADDITIONS...HOME HAS LIVING ROOM, DEN, 2 BDRMS, OFFICE, DINING ROOM, KITCHEN, LARGE LAUNDRY WITH PANTRY SHELVES, LARGE STORAGE BUILDING OUTSIDE, ATTACHED CARPORT, ALL APPLIANCES INCLUDING REFRIGERATOR, WASHER, DRYER AND STOVE WILL REMAIN. SELLER TO DRILL NEW WELL PRIOR TO CLOSING. UPDATED ROOF, VINYL SIDING, FURNACE LESS THAN 5 YR OLD W/CENTRAL AIR

19. 1990-08-01
    soldstatus $12,500

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$186/yr (+$15/mo · 29.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,526
• − Mortgage interest: −$5,602
• − Property taxes: −$634
• − Insurance: −$500
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,909
• Taxable income: $877
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,258/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: Stokes County Schools
• NCES district ID: 3704380
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $42,284
• Composite: 39.58/100
• National rank: #3928
• State rank: #78 of 178 in NC

Livability — Patrick Springs

• Score: 70/100
• State rank: #223
• US rank: #7412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,285

Population outlook (Stokes County) Hauer SSP2

• Today (2025): 44,106 people
• By 2030: 42,264 · -4.2%
• By 2040: 37,833 · -14.2%
• By 2050: 32,818 · -25.6%
• By 2075: 23,281 · -47.2%
• By 2100: 15,676 · -64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 8% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Stokes

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.6pp toward R · 2008: -35.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.8 2016: R+55.6 2012: R+42.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.27%
• Current HPI: 239.2776
• 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

+700.0% since first listed

4 events — show timeline

• 2026-04-02 Listed $100,000 Triad MLS
• 2015-05-08 Sold (MLS) $38,000 Triad MLS
• 2014-12-22 Listed $40,000 Triad MLS
• 1990-08-01 Sold (Public Records) $12,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $634 · +54.4% YoY. Source: county tax records.