2003 Jacks Creek Rd · Big Rock, VA 24630

$28,400

2 bd · 1.0 ba · 672 sqft · Manufactured · 198 Days on market

Built 1980 Poor condition 6,534 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for a fixer-upper? 2003 Jacks Creek Rd is being offered for sale AS-IS. This singlewide home on approximately 0.15 acres offers plenty of potential for the right buyer. With some TLC, this could be transformed into a cozy home or investment property. Call today for more information!

Key facts

• 6,534 sq ft lot
• Built 1980
• Listed 198 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $28k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Buchanan County Public School District (rural): math 52% / reading 65% proficiency, ranked #76 of 131 in VA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 12 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $457 of equity ($196 loan paydown + $261 appreciation (0.9% local appreciation)).
• Buchanan County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.86% ✓
• Cap rate: 25.09%
• Cash-on-cash: 67.15%
• DSCR: 3.99
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.5%
• Equity multiple: 4.18×
• Total profit: $25,267
• Equity at exit: $9,575

10-year hold

• IRR: 62.9%
• Equity multiple: 8.46×
• Total profit: $59,323
• Equity at exit: $12,632

Cash invested: $7,952 (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 24630

• Home prices YoY: 0.6%
• Active inventory: 29
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$149
• Tax est. 1.5%: −$36 /mo · $426/yr
• Insurance: −$12
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $389

Break-even live

Break-even rent $319

Max offer price $28,400

Occupancy floor 47%

Sensitivity live

Price	-10% $409	-5% $399	+0% $389	+5% $380	+10% $370
Rent	-10% $325	-5% $357	+0% $389	+5% $421	+10% $454
Rate	-1.0pp $404	-0.5pp $397	base $389	+0.5pp $382	+1.0pp $375

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: $7,100
• Closing costs: $852
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $28,400 Active 198 DOM
2. 2026-06-18
   days on market $28,400 Active 196 DOM
3. 2026-06-17
   days on market $28,400 Active 195 DOM
4. 2026-06-16
   days on market $28,400 Active 194 DOM
5. 2026-06-15
   days on market $28,400 Active 193 DOM
6. 2026-06-15
   days on market $28,400 Active 192 DOM
7. 2026-06-13
   days on market $28,400 Active 191 DOM
8. 2026-06-12
   days on market $28,400 Active 190 DOM
9. 2026-06-09
   days on market $28,400 Active 187 DOM
10. 2026-06-08
    days on market $28,400 Active 186 DOM
11. 2026-06-08
    days on market $28,400 Active 185 DOM
12. 2026-06-07
    days on market $28,400 Active 184 DOM
13. 2026-06-03
    days on market $28,400 Active 181 DOM
14. 2026-06-02
    days on market $28,400 Active 180 DOM
15. 2026-06-01
    days on market $28,400 Active 179 DOM
16. 2026-05-31
    days on market $28,400 Active 178 DOM
17. 2025-12-02
    listed $28,400 Active 291-char remark

    Show marketing remark (291 chars)

    Looking for a fixer-upper? 2003 Jacks Creek Rd is being offered for sale AS-IS. This singlewide home on approximately 0.15 acres offers plenty of potential for the right buyer. With some TLC, this could be transformed into a cozy home or investment property. Call today for more information!

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 100% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $9,740
• − Mortgage interest: −$1,591
• − Property taxes: −$426
• − Insurance: −$808
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$826
• Taxable income: $4,530
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $3,586/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive repairs and maintenance to become move-in ready. Significant work is needed on the roof, exterior siding, foundation, and windows.

Repairs flagged

• Major roof — Significant damage to the roof
• Major exterior siding — Severe weathering and damage
• Major foundation — Visible signs of deterioration
• Major windows — Poor condition, likely leaking

Value-add opportunities

• Both landscaping and vegetation removal — Improves curb appeal and safety
• Both roof repair/replacement — Essential for structural integrity and water resistance
• Both exterior siding repair/replacement — Enhances appearance and insulation
• Both foundation repair — Prevents further deterioration and ensures stability
• Both window repair/replacement — Improves energy efficiency and security

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof	Major	$15,000–50,000
exterior siding · Severe weathering and damage	Major	$15,000–50,000
foundation · Visible signs of deterioration	Major	$15,000–50,000
windows · Poor condition, likely leaking	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both landscaping and vegetation removal — Improves curb appeal and safety ↑
• Both roof repair/replacement — Essential for structural integrity and water resistance ↑
• Both exterior siding repair/replacement — Enhances appearance and insulation ↑
• Both foundation repair — Prevents further deterioration and ensures stability ↑
• Both window repair/replacement — Improves energy efficiency and security ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Buchanan County Public School District
• NCES district ID: 5100510
• Math proficiency: 52% ▼ -27.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $29,669
• Composite: 47.84/100
• National rank: #2221
• State rank: #76 of 131 in VA

Livability — Big Rock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,920

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,160 people
• By 2030: 18,734 · -7.1%
• By 2040: 16,071 · -20.3%
• By 2050: 13,815 · -31.5%
• By 2075: 10,376 · -48.5%
• By 2100: 8,432 · -58.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Asian 1%
• Common ancestry: Serbian 1% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Buchanan

• 2024 margin: Solid R (+70.6) · D 14.5% · R 85.1%
• 2008→2024 swing: -65.1pp toward R · 2008: -5.5pp · 2024: -70.6pp
• All cycles: 2024: R+70.6 2020: R+67.6 2016: R+60.4 2012: R+34.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.92%
• Current HPI: 151.7146
• 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

• 2025-12-02 Listed $28,400 SWVAR