1114 Skipwith Rd · Boydton, VA 23917

$189,000

3 bd · 2.0 ba · 1,094 sqft · SingleFamily public records · 35 Days on market

Built 1971 0.44 ac lot $173/sqft · 13% below area Est $232k · 18% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• Schools +5.4/10.0
• Cash flow +4.8/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Enjoy your mornings in the inviting sunroom of this charming home - perfect for year round enjoyment. A separate deck and covered front porch provide additional spaces for outdoor living and relaxation. Inside, ceiling fans and hardwood floors extend throughout the living room and bedrooms, adding warmth and character. Central heat and air ensure the home is cool/warm as desired, while energy-efficient windows bring in natural light. Additionally, the property has new gutters, two sheds and three carport spaces (one attached with kitchen access and two detached). Being sold as is, but inspections are welcome, this move-in ready home is ready for you to tour!

Key facts

• Covered front porch
• Central heat and air
• Ceiling fans

Tags

• SUNROOM
• SEPARATE DECK
• COVERED FRONT PORCH
• CEILING FANS
• HARDWOOD FLOORS
• CENTRAL HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (43.5% below list).
• Recommended offer: $107k (43.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#266 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 52 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,802 (43.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.49%
• DSCR: 0.53
• GRM: 14.7

CMA / ARV

• ARV (median comp): $231,900
• List price: $189,000
• Delta: -18.50%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.83×
• Total profit: $-9,222
• Equity at exit: $82,264

10-year hold

• IRR: 1.5%
• Equity multiple: 1.22×
• Total profit: $11,704
• Equity at exit: $124,704

Cash invested: $52,920 (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 23917

• Home prices YoY: 1.5%
• Active inventory: 52
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-462

Break-even live

Break-even rent $1,653

Max offer price $122,090

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Enjoy your mornings in the inviting sunroom of this charming home - perfect for year round enjoyment. A separate deck and covered front porch provide additional spaces for outdoor living and relaxation. Inside, ceiling fans and hardwood floors extend throughout the living room and bedrooms, adding warmth and character. Central heat and air ensure the home is cool/warm as desired, while energy-efficient windows bring in natural light. Additionally, the property has new gutters, two sheds and three carport spaces (one attached with kitchen access and two detached). Being sold as is, but inspections are welcome, this move-in ready home is ready for you to tour!

2. 2026-04-30
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Enjoy your mornings in the inviting sunroom of this charming home - perfect for year round enjoyment. A separate deck and covered front porch provide additional spaces for outdoor living and relaxation. Inside, ceiling fans and hardwood floors extend throughout the living room and bedrooms, adding warmth and character. Central heat and air ensure the home is cool/warm as desired, while energy-efficient windows bring in natural light. Additionally, the property has new gutters, two sheds and three carport spaces (one attached with kitchen access and two detached). Being sold as is, but inspections are welcome, this move-in ready home is ready for you to tour!

3. 2026-04-01
   listed $189,000 Active 666-char remark

   Show marketing remark (666 chars)

   Enjoy your mornings in the inviting sunroom of this charming home - perfect for year round enjoyment. A separate deck and covered front porch provide additional spaces for outdoor living and relaxation. Inside, ceiling fans and hardwood floors extend throughout the living room and bedrooms, adding warmth and character. Central heat and air ensure the home is cool/warm as desired, while energy-efficient windows bring in natural light. Additionally, the property has new gutters, two sheds and three carport spaces (one attached with kitchen access and two detached). Being sold as is, but inspections are welcome, this move-in ready home is ready for you to tour!

4. 2026-03-31
   listed $189,000 Active 666-char remark

   Show marketing remark (666 chars)

   Enjoy your mornings in the inviting sunroom of this charming home - perfect for year round enjoyment. A separate deck and covered front porch provide additional spaces for outdoor living and relaxation. Inside, ceiling fans and hardwood floors extend throughout the living room and bedrooms, adding warmth and character. Central heat and air ensure the home is cool/warm as desired, while energy-efficient windows bring in natural light. Additionally, the property has new gutters, two sheds and three carport spaces (one attached with kitchen access and two detached). Being sold as is, but inspections are welcome, this move-in ready home is ready for you to tour!

5. 2018-02-16
   historical
6. 2017-08-22
   listed $108,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,816
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$5,498
• Taxable loss: −$9,099
• Est. tax savings @ 24.0%: +$2,184
• After-tax cash flow: $-3,365/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Boydton

• Score: 68/100
• State rank: #266
• US rank: #9418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,721

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Black 45% Native American 2% Two or more races 1%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.74%
• Current HPI: 190.7409
• 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

+75.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-30 Pending — SCAR
• 2026-04-01 Listed $189,000 BRIGHT MLS
• 2026-03-31 Listed $189,000 SCAR
• 2018-02-16 Listing Removed — CVRMLS
• 2017-08-22 Listed $108,000 CVRMLS

Property tax history

+0.8%/yr

Latest (2025): $346 · +0.0% YoY. Source: county tax records.