15313 Broad St · Branchville, VA 23828

$175,000

3 bd · 2.5 ba · 2,516 sqft · SingleFamily public records · 72 Days on market

Built 1920 1.57 ac lot

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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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.6/10.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Whether you're dreaming of hosting events, starting a wedding venue, or simply enjoying the tranquility of country living, this one of a kind farmhouse is full of potential and ready to bring your vision to life! You will love the farmhouse appeal, complete with welcoming porches and charming character. Downstairs you will find 10 ft ceilings, crown molding, a gas fireplace, first floor primary bedroom suite with handicap accessible bathroom, cozy den, eat-in kitchen with pantry, half bath, and a HUGE living room for entertaining. There are two very spacious bedrooms upstairs and a full bathroom. Venture outside to find mature landscaping, concrete driveway, 2 car attached carport, 2 car detached carport with a workshop area, and approximately 1.57 combined acres amongst three parcels. The opportunities are endless! This home has been well loved and is now ready for its next chapter! This property is being sold strictly as is with no repairs. Call today for more information!

Key facts

• Welcoming porches
• Eat-in kitchen
• Farmhouse appeal

Tags

• FARMHOUSE APPEAL
• WELCOMING PORCHES
• EAT-IN KITCHEN
• MATURE LANDSCAPING
• CONCRETE DRIVEWAY
• CARPORT WITH WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (25.0% below list).
• Recommended offer: $131k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#498 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Southampton County Public School District (rural): math 43% / reading 66% proficiency, ranked #85 of 131 in VA (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southampton Middle (math 31% / reading 56%, grade D, #285 of 342 statewide, top 84%, 566 students, 76% FRL); Southampton High (math 47% / reading 77%, grade B-, #231 of 319 statewide, top 75%, 769 students, 75% FRL) — zoned schools average 75% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 60 units permitted in Southampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.0% local appreciation)).
• Southampton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, 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 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,250 (25.0% 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 72 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.53×
• Total profit: $25,967
• Equity at exit: $88,497

10-year hold

• IRR: 10.8%
• Equity multiple: 2.79×
• Total profit: $87,488
• Equity at exit: $144,559

Cash invested: $49,000 (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 23828

• Home prices YoY: 2.6%
• Active inventory: 4
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-67

Break-even live

Break-even rent $1,398

Max offer price $163,100

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-18	+0% $-67	+5% $-117	+10% $-166
Rent	-10% $-171	-5% $-119	+0% $-67	+5% $-16	+10% $36
Rate	-1.0pp $21	-0.5pp $-23	base $-67	+0.5pp $-113	+1.0pp $-159

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 72 DOM
2. 2026-06-21
   days on market $175,000 Active 71 DOM
3. 2026-06-18
   days on market $175,000 Active 69 DOM
4. 2026-06-17
   days on market $175,000 Active 68 DOM
5. 2026-06-16
   days on market $175,000 Active 67 DOM
6. 2026-06-15
   days on market $175,000 Active 66 DOM
7. 2026-06-15
   days on market $175,000 Active 65 DOM
8. 2026-06-13
   days on market $175,000 Active 64 DOM
9. 2026-06-12
   days on market $175,000 Active 63 DOM
10. 2026-06-09
    days on market $175,000 Active 60 DOM
11. 2026-06-08
    days on market $175,000 Active 59 DOM
12. 2026-06-08
    days on market $175,000 Active 58 DOM
13. 2026-06-07
    days on market $175,000 Active 57 DOM
14. 2026-06-03
    days on market $175,000 Active 54 DOM
15. 2026-06-02
    days on market $175,000 Active 53 DOM
16. 2026-06-01
    days on market $175,000 Active 52 DOM
17. 2026-05-31
    days on market $175,000 Active 51 DOM
18. 2026-04-10
    listed $199,900 Active 989-char remark

    Show marketing remark (989 chars)

    Whether you're dreaming of hosting events, starting a wedding venue, or simply enjoying the tranquility of country living, this one of a kind farmhouse is full of potential and ready to bring your vision to life! You will love the farmhouse appeal, complete with welcoming porches and charming character. Downstairs you will find 10 ft ceilings, crown molding, a gas fireplace, first floor primary bedroom suite with handicap accessible bathroom, cozy den, eat-in kitchen with pantry, half bath, and a HUGE living room for entertaining. There are two very spacious bedrooms upstairs and a full bathroom. Venture outside to find mature landscaping, concrete driveway, 2 car attached carport, 2 car detached carport with a workshop area, and approximately 1.57 combined acres amongst three parcels. The opportunities are endless! This home has been well loved and is now ready for its next chapter! This property is being sold strictly as is with no repairs. 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.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $1,363 · $114/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$72/yr (+$6/mo · 5.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $15,750
• − Mortgage interest: −$9,803
• − Property taxes: −$1,363
• − Insurance: −$875
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$5,091
• Taxable loss: −$3,902
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $128/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: Southampton County Public School District
• NCES district ID: 5103600
• Math proficiency: 43% ▼ -42.00%
• Reading proficiency: 66% ▼ -14.00%
• Median HH income: $48,952
• Composite: 46.32/100
• National rank: #2472
• State rank: #85 of 131 in VA

Livability — Branchville

• Score: 57/100
• State rank: #498
• US rank: #22076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branchville, VA
• Population (ZIP): 571

Population outlook (Southampton County) Hauer SSP2

• Today (2025): 17,420 people
• By 2030: 16,944 · -2.7%
• By 2040: 15,790 · -9.4%
• By 2050: 14,244 · -18.2%
• By 2075: 11,048 · -36.6%
• By 2100: 7,838 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 42% White 31% Two or more races 27%

Political lean MEDSL · Southampton

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -23.5pp toward R · 2008: -2.0pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+18.0 2016: R+16.2 2012: R+3.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.98%
• Current HPI: 159.582
• 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

• 2026-04-10 Listed $199,900 REINMLS

Property tax history

+0.5%/yr

Latest (2025): $1,363 · +0.0% YoY. Source: county tax records.