1141 Duck Trl · Mountain Road, VA 24558

$74,900

1 bd · 1.0 ba · 400 sqft · SingleFamily public records · 52 Days on market

1.00 ac lot $187/sqft · 9% above area Est $101k · 26% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a peaceful 1-acre lot, this charming 1-bedroom, 1-bath cabin offers the perfect blend of privacy, simplicity, and potential. This property provides convenient access while still maintaining a quiet, tucked-away feel. Whether you're searching for a cozy full-time residence, a weekend retreat, or an investment opportunity, this cabin is full of possibilities. Inside, you'll find a comfortable layout designed for easy living, featuring a welcoming living space, functional kitchen, and a private bedroom ideal for relaxing after a long day. The surrounding area with storage building for extra storage, offers plenty of room to enjoy the outdoors—whether that means gardening,

Key facts

• Functional kitchen
• Private bedroom
• Storage building

Tags

• 1 ACRE LOT
• STORAGE BUILDING
• PRIVATE BEDROOM
• FUNCTIONAL KITCHEN
• WELCOMING LIVING SPACE
• OUTDOOR SEATING AREAS

Property features AI

Exterior

• Parking: Open parking on gravel (no garage)
• Security: No security features listed
• Utilities: Private well water; Septic tank sewer
• Home design: Single family residence; Residential property; Has a view; Zoned Ag
• Construction: Log construction; Metal roof; Other foundation
• Exterior features: Garden; Playground; Storage; Covered porch/patio

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 3 total rooms (bedrooms and living areas combined)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Wood flooring; Gas log fireplace; Electric water heater
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#494 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime D+, amenities F.
• Halifax County Public School District (town): math 29% / reading 59% proficiency, ranked #116 of 131 in VA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sinai Elementary (math 22% / reading 47%, grade F, #966 of 1,108 statewide, top 89%, 220 students, 93% FRL); Halifax County Middle (math 27% / reading 60%, grade D, #285 of 342 statewide, top 84%, 925 students, 92% FRL); Halifax County High (math 40% / reading 69%, grade C-, #281 of 319 statewide, top 90%, 1,397 students, 90% FRL) — zoned schools average 91% FRL vs 58% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 97 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Halifax County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $54k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.41% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.20%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (median comp): $101,378
• List price: $74,900
• Delta: -26.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $12,549
• Equity at exit: $11,168

10-year hold

• IRR: 23.6%
• Equity multiple: 3.03×
• Total profit: $42,636
• Equity at exit: $6,476

Cash invested: $20,972 (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 24558

• Home prices YoY: -7.3%
• Active inventory: 37
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $388

Break-even live

Break-even rent $563

Max offer price $74,900

Occupancy floor 58%

Sensitivity live

Price	-10% $430	-5% $409	+0% $388	+5% $367	+10% $346
Rent	-10% $305	-5% $346	+0% $388	+5% $430	+10% $471
Rate	-1.0pp $426	-0.5pp $407	base $388	+0.5pp $369	+1.0pp $349

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $74,900 Active 52 DOM
2. 2026-06-18
   status $74,900 Active 50 DOM
3. 2026-06-18
   days on market $74,900 Active Under Contract 50 DOM
4. 2026-06-17
   days on market $74,900 Active Under Contract 49 DOM
5. 2026-06-16
   days on market $74,900 Active Under Contract 48 DOM
6. 2026-06-16
   status $74,900 Active Under Contract 47 DOM
7. 2026-06-15
   days on market $74,900 Active 47 DOM
8. 2026-06-15
   days on market $74,900 Active 46 DOM
9. 2026-06-13
   days on market $74,900 Active 45 DOM
10. 2026-06-12
    days on market $74,900 Active 44 DOM
11. 2026-06-09
    days on market $74,900 Active 41 DOM
12. 2026-06-08
    days on market $74,900 Active 40 DOM
13. 2026-06-08
    days on market $74,900 Active 39 DOM
14. 2026-06-07
    days on market $74,900 Active 38 DOM
15. 2026-06-03
    days on market $74,900 Active 35 DOM
16. 2026-06-02
    days on market $74,900 Active 34 DOM
17. 2026-06-01
    days on market $74,900 Active 33 DOM
18. 2026-05-31
    days on market $74,900 Active 32 DOM
19. 2026-05-06
    status Active 1112-char remark
20. 2026-05-02
    historical Active Under Contract 1112-char remark
21. 2026-04-29
    listed $74,900 Active 1112-char remark
22. 2009-05-27
    soldstatus $54,000
23. 2001-04-27
    soldstatus $28,900

ⓘ 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: $253 · $21/mo
• Projected year-2 tax: $614 · $51/mo
• Expected delta: +$361/yr (+$30/mo · 142.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,656
• − Mortgage interest: −$4,196
• − Property taxes: −$253
• − Insurance: −$374
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,179
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,786/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: Halifax County Public School District
• NCES district ID: 5101770
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $36,137
• Composite: 36.36/100
• National rank: #4687
• State rank: #116 of 131 in VA

Livability — Mountain Road

• Score: 57/100
• State rank: #494
• US rank: #21885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Road, VA
• Population (ZIP): 6,044

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 32,892 people
• By 2030: 31,438 · -4.4%
• By 2040: 28,350 · -13.8%
• By 2050: 25,553 · -22.3%
• By 2075: 20,217 · -38.5%
• By 2100: 14,645 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Halifax

• 2024 margin: Strong R (+21.1) · D 39.1% · R 60.2%
• 2008→2024 swing: -18.2pp toward R · 2008: -2.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+15.1 2016: R+16.6 2012: R+5.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.54%
• Current HPI: 198.1694
• 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

+159.2% since first listed

7 events — show timeline

• 2026-06-18 Relisted — SPLLAR
• 2026-06-15 Contingent — SPLLAR
• 2026-05-06 Relisted — SPLLAR
• 2026-05-02 Contingent — SPLLAR
• 2026-04-29 Listed $74,900 SPLLAR
• 2009-05-27 Sold (Public Records) $54,000 Public Records
• 2001-04-27 Sold (Public Records) $28,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $253 · +0.0% YoY. Source: county tax records.