25345 Highway Forty-seven · South Hill, VA 23970

$150,000

2 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 25 Days on market

Built 1950 1.50 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 +16.6/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, space, and country charm with this inviting 3 bedroom, 2 bath home situated on two individual lots just minutes outside of South Hill, Virginia. This home offers a functional open floor plan, warm and welcoming atmosphere with a mix of hardwood and carpet flooring throughout. The spacious kitchen opens beautifully into the main living area and is highlighted by a huge bay window that fills the space with natural light and perfect for your herb garden. Also enjoy outdoor living and grilling on the rear deck, relax on the large screened-in porch, or unwind on the covered front porch overlooking the expansive open yard. Two storage buildings provide excellent space for tools, hobbies, or additional storage needs. With classic styling and character, comfortable living spaces, and the benefit of county taxes only, this inviting home delivers peaceful living with the convenience of nearby shopping, dining, and everyday amenities. A wonderful opportunity for buyers seeking space, value, and timeless appeal in a desirable Southside Virginia location. Sold as-is and needs a little TLC, with inspections welcomed. This property will not qualify for FHA or VA loan programs. All non-cash buyers will need to provide pre-qualification. Call your Realtor representative for all questions, to view and purchase.

Key facts

• Covered front porch
• Open floor plan
• Expansive open yard

Tags

• OPEN FLOOR PLAN
• HUGE BAY WINDOW
• REAR DECK
• LARGE SCREENED-IN PORCH
• COVERED FRONT PORCH
• EXPANSIVE OPEN YARD

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Composition roof; 1.5 acre lot; Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Electric forced-air heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.9% below list).
• Recommended offer: $143k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.6% in South Hill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#102 in VA, #3,220 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 58 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $142,588 (4.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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. 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?
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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-18,564
• Equity at exit: $22,365

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-8,710
• Equity at exit: $12,969

Cash invested: $42,000 (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 23970

• Home prices YoY: -16.6%
• Active inventory: 58
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $90

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $193	-5% $142	+0% $90	+5% $38	+10% $-14
Rent	-10% $-23	-5% $34	+0% $90	+5% $146	+10% $202
Rate	-1.0pp $165	-0.5pp $128	base $90	+0.5pp $51	+1.0pp $11

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 25 DOM
2. 2026-06-17
   days on market $150,000 Active 24 DOM
3. 2026-06-16
   days on market $150,000 Active 23 DOM
4. 2026-06-15
   days on market $150,000 Active 22 DOM
5. 2026-06-14
   days on market $150,000 Active 20 DOM
6. 2026-06-13
   days on market $150,000 Active 19 DOM
7. 2026-06-10
   days on market $150,000 Active 17 DOM
8. 2026-06-09
   days on market $150,000 Active 16 DOM
9. 2026-06-08
   days on market $150,000 Active 15 DOM
10. 2026-06-07
    days on market $150,000 Active 14 DOM
11. 2026-06-05
    days on market $150,000 Active 11 DOM
12. 2026-06-03
    days on market $150,000 Active 10 DOM
13. 2026-06-02
    days on market $150,000 Active 9 DOM
14. 2026-06-01
    days on market $150,000 Active 8 DOM
15. 2026-05-31
    days on market $150,000 Active 7 DOM
16. 2026-05-31
    days on market $150,000 Active 6 DOM
17. 2026-05-24
    listed $150,000 Active 1353-char remark

    Show marketing remark (1353 chars)

    Discover the perfect blend of comfort, space, and country charm with this inviting 3 bedroom, 2 bath home situated on two individual lots just minutes outside of South Hill, Virginia. This home offers a functional open floor plan, warm and welcoming atmosphere with a mix of hardwood and carpet flooring throughout. The spacious kitchen opens beautifully into the main living area and is highlighted by a huge bay window that fills the space with natural light and perfect for your herb garden. Also enjoy outdoor living and grilling on the rear deck, relax on the large screened-in porch, or unwind on the covered front porch overlooking the expansive open yard. Two storage buildings provide excellent space for tools, hobbies, or additional storage needs. With classic styling and character, comfortable living spaces, and the benefit of county taxes only, this inviting home delivers peaceful living with the convenience of nearby shopping, dining, and everyday amenities. A wonderful opportunity for buyers seeking space, value, and timeless appeal in a desirable Southside Virginia location. Sold as-is and needs a little TLC, with inspections welcomed. This property will not qualify for FHA or VA loan programs. All non-cash buyers will need to provide pre-qualification. Call your Realtor representative for all questions, to view and purchase.

18. 2026-05-24
    listed $150,000 Active

    Show marketing remark (1353 chars)

    Discover the perfect blend of comfort, space, and country charm with this inviting 3 bedroom, 2 bath home situated on two individual lots just minutes outside of South Hill, Virginia. This home offers a functional open floor plan, warm and welcoming atmosphere with a mix of hardwood and carpet flooring throughout. The spacious kitchen opens beautifully into the main living area and is highlighted by a huge bay window that fills the space with natural light and perfect for your herb garden. Also enjoy outdoor living and grilling on the rear deck, relax on the large screened-in porch, or unwind on the covered front porch overlooking the expansive open yard. Two storage buildings provide excellent space for tools, hobbies, or additional storage needs. With classic styling and character, comfortable living spaces, and the benefit of county taxes only, this inviting home delivers peaceful living with the convenience of nearby shopping, dining, and everyday amenities. A wonderful opportunity for buyers seeking space, value, and timeless appeal in a desirable Southside Virginia location. Sold as-is and needs a little TLC, with inspections welcomed. This property will not qualify for FHA or VA loan programs. All non-cash buyers will need to provide pre-qualification. Call your Realtor representative for all questions, to view and purchase.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,111
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,364
• Taxable loss: −$1,393
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,412/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — South Hill

• Score: 77/100
• State rank: #102
• US rank: #3220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mecklenburg County · 8,109 people
• City population: 8,109
• Metro: nan
• Population (ZIP): 8,109
• Household income: $65,170
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 129.0

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 50% Black 37% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.95%
• Current HPI: 190.7286
• Rent YoY: —
• Metro: nan
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $150,000 RVLG
• 2026-05-24 Listed $150,000 SCAR

Property tax history

-0.0%/yr

Latest (2025): $233 · +0.0% YoY. Source: county tax records.