6441 S Genito Rd · Burkeville, VA 23083

$100,000

4 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 49 Days on market

Built 1950 0.47 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FIXER UPPER!! Perfect for Investors or Owner-Occupants ready to get their hands a little dirty. Situated on a little less than 1/2 acre, this cape cod style home is just waiting to be brought back to life. Has been tenant-occupied for last 4 years, but needs a lot of TLC. First floor consists of living room, eat-in kitchen, dining area, full bath, and an additional room that was being used as a bedroom. The upstairs consist of 2 good-sized bedrooms, both with closets that could be used as a small bedroom or nursery. Screened in porch on the back of the home. Well pump replaced in 2023. Furnace replaced in 2020. Newer windows. Great location! Only 1 mile from VA-307, which gives you great access to 360/Hull Street and Farmville, Virginia. You have to see this one in person to really appreciate its potential.

Key facts

• Screened in porch
• Cape cod style home
• 0.47 acre lot

Tags

• CAPE COD STYLE HOME
• SCREENED IN PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/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: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#497 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools F, amenities F.
• Amelia County Public School District (rural): math 44% / reading 64% proficiency, ranked #83 of 131 in VA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 60 units permitted in Amelia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• Amelia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.70×
• Total profit: $47,520
• Equity at exit: $45,608

10-year hold

• IRR: 30.1%
• Equity multiple: 5.27×
• Total profit: $119,491
• Equity at exit: $70,793

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 23083

• Home prices YoY: 1.7%
• Active inventory: 22
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $548

Break-even live

Break-even rent $772

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $605	-5% $576	+0% $548	+5% $520	+10% $491
Rent	-10% $432	-5% $490	+0% $548	+5% $606	+10% $664
Rate	-1.0pp $598	-0.5pp $573	base $548	+0.5pp $522	+1.0pp $496

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 10 events

1. 2026-06-12
   statusdays on market $100,000 Pending 49 DOM
2. 2026-06-09
   days on market $100,000 Active 48 DOM
3. 2026-06-08
   pricedays on market $100,000 Active 47 DOM
4. 2026-06-08
   days on market $120,000 Active 46 DOM
5. 2026-06-05
   days on market $120,000 Active 44 DOM
6. 2026-06-03
   days on market $120,000 Active 42 DOM
7. 2026-06-02
   days on market $120,000 Active 41 DOM
8. 2026-06-01
   days on market $120,000 Active 40 DOM
9. 2026-05-31
   days on market $120,000 Active 39 DOM
10. 2026-04-21
    listed $120,000 Active 818-char remark

    Show marketing remark (818 chars)

    FIXER UPPER!! Perfect for Investors or Owner-Occupants ready to get their hands a little dirty. Situated on a little less than 1/2 acre, this cape cod style home is just waiting to be brought back to life. Has been tenant-occupied for last 4 years, but needs a lot of TLC. First floor consists of living room, eat-in kitchen, dining area, full bath, and an additional room that was being used as a bedroom. The upstairs consist of 2 good-sized bedrooms, both with closets that could be used as a small bedroom or nursery. Screened in porch on the back of the home. Well pump replaced in 2023. Furnace replaced in 2020. Newer windows. Great location! Only 1 mile from VA-307, which gives you great access to 360/Hull Street and Farmville, Virginia. You have to see this one in person to really appreciate its potential.

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$293/yr (+$24/mo · 55.6%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $17,588
• − Mortgage interest: −$5,602
• − Property taxes: −$527
• − Insurance: −$500
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,909
• Taxable income: $5,236
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $5,318/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: Amelia County Public School District
• NCES district ID: 5100180
• Math proficiency: 44% ▼ -42.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,185
• Composite: 46.33/100
• National rank: #2468
• State rank: #83 of 131 in VA

Livability — Burkeville

• Score: 57/100
• State rank: #497
• US rank: #22036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,384

Population outlook (Amelia County) Hauer SSP2

• Today (2025): 12,928 people
• By 2030: 12,819 · -0.8%
• By 2040: 12,381 · -4.2%
• By 2050: 11,607 · -10.2%
• By 2075: 10,186 · -21.2%
• By 2100: 9,067 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 13% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 7% Slovak 2% Italian 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Amelia

• 2024 margin: Solid R (+44.4) · D 27.6% · R 71.9%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.7pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+37.7 2016: R+36.3 2012: R+26.7 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 184.6872
• 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

• 2026-04-21 Listed $120,000 CVRMLS

Property tax history

+5.1%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.