6441 S Genito Rd

Burkeville, VA 23083

$100,000B+

4 bd · 1.0 ba · 1,125 sqft · Built 1950 · SingleFamily · Pending · 49 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,466/mo
• Mortgage (P&I): −$524
• Tax + insurance: −$86
• HOA: −$0
• Vac / Maint / Mgmt: −$308
• Net cashflow: $548/mo
• Annual: $6,575/yr
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• 1% rule: 1.47%
• Cash to close: $28,000

Investor read

• This is a 4-bed/1.0-bath single-family listed at $100k.
• 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).
• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• 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-, amenities F, commute 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.
• Zoned schools: Amelia County Elementary (math 46% / reading 60%, grade C, #689 of 1,108 statewide, top 63%, 760 students, 85% FRL); Amelia County Middle (math 37% / reading 61%, grade C-, #238 of 342 statewide, top 71%, 365 students, 84% FRL); Amelia County High (math 57% / reading 82%, grade B, #159 of 319 statewide, top 53%, 538 students, 86% FRL) — zoned schools average 85% FRL vs 42% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 22 active listings in the ZIP; 60 units permitted in Amelia County in 2024 (0 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.