225 E 6th Ave · Kenbridge, VA 23944

$150,100

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 81 Days on market

Built 1949 0.50 ac lot Est $145k · at est.

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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 +16.0/30.0
• ARV discount +6.1/15.0
• Appreciation +6.1/10.0
• DSCR +4.9/10.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

Key facts

• Hardwood flooring
• Large corner lot
• Colonial-style home

Tags

• COLONIAL-STYLE HOME
• HARDWOOD FLOORING
• SUNROOM OFF LIVING AREA
• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $73 ($876/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 $123k (18.3% below list).
• Recommended offer: $123k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#368 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Lunenburg County Public School District (rural): math 33% / reading 60% proficiency, ranked #110 of 131 in VA (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 25 units permitted in Lunenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.1% local appreciation)).
• Lunenburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,654 (18.3% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $145,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 East 6th Ave	0.04mi	3/2.0	1,866 (-6%)	11mo	$126,500	$68	78
501 S Broad St	0.27mi	3/1.5	2,184 (+10%)	11mo	$168,000	$77	61
109 Hillcrest Ln	0.59mi	3/1.0	1,764 (-11%)	10mo	$128,000	$73	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.38×
• Total profit: $15,978
• Equity at exit: $60,380

10-year hold

• IRR: 10.2%
• Equity multiple: 2.40×
• Total profit: $58,909
• Equity at exit: $87,861

Cash invested: $42,028 (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 23944

• Home prices YoY: 1.2%
• Active inventory: 28
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $73

Break-even live

Break-even rent $1,134

Max offer price $150,100

Occupancy floor 89%

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: $37,525
• Closing costs: $4,503
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-01-16
   soldstatus $159,106 Closed 904-char remark

   Show marketing remark (904 chars)

   Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

2. 2025-01-16
   soldstatus $159,106

   Show marketing remark (904 chars)

   Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

3. 2024-12-17
   status Pending
4. 2024-12-09
   status Pending 904-char remark

   Show marketing remark (904 chars)

   Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

5. 2024-10-04
   status Active
6. 2024-09-30
   status Active 904-char remark

   Show marketing remark (904 chars)

   Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

7. 2024-08-27
   status Pending
8. 2024-08-23
   status Pending 904-char remark

   Show marketing remark (904 chars)

   Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

9. 2024-08-20
   listed $150,100 Active 904-char remark

   Show marketing remark (904 chars)

   Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

10. 2024-08-20
    listed $150,100 Active

    Show marketing remark (904 chars)

    Brick colonial-style home in the charming town of Kenbridge has a great configuration and tons of potential. .. just needs some TLC and personal touches. The entry, living and dining rooms feel spacious and welcoming, with hardwood flooring and 9-foot ceilings throughout the main level along with a sunroom off the living area. The large eat-in kitchen has the potential to be a fabulous focal point of the home. The primary bedroom with ensuite bath is conveniently located on the main level. Follow the lovely staircase to the second floor to find two huge bedrooms with dormer windows and a shared full bath. The attached garage could be reimagined into a game room or work shop. Roof is fairly new as well as stove and refrigerator. This property is situated on a large corner lot within walking distance of the town business district, restaurants, town park and farmer's market. SOLD AS IS WHERE IS

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$675/yr (+$56/mo · 121.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,718
• − Mortgage interest: −$8,408
• − Property taxes: −$555
• − Insurance: −$750
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$4,367
• Taxable loss: −$1,717
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $1,288/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: Lunenburg County Public School District
• NCES district ID: 5102310
• Math proficiency: 33% ▼ -41.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $37,728
• Composite: 38.6/100
• National rank: #4162
• State rank: #110 of 131 in VA

Livability — Kenbridge

• Score: 64/100
• State rank: #368
• US rank: #14743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenbridge, VA
• Population (ZIP): 3,812

Population outlook (Lunenburg County) Hauer SSP2

• Today (2025): 11,367 people
• By 2030: 10,757 · -5.4%
• By 2040: 9,464 · -16.7%
• By 2050: 8,329 · -26.7%
• By 2075: 6,292 · -44.6%
• By 2100: 4,575 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 44% Black 40% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Lunenburg

• 2024 margin: Strong R (+22.8) · D 38.3% · R 61.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -3.5pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+18.6 2016: R+17.6 2012: R+5.0 2008: R+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.14%
• Current HPI: 187.5507
• 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

+6.0% since first listed

10 events — show timeline

• 2025-01-16 Sold (Public Records) $159,106 Public Records
• 2025-01-16 Sold (MLS) $159,106 SCAR
• 2024-12-17 Pending — CVRMLS
• 2024-12-09 Pending — SCAR
• 2024-10-04 Relisted — CVRMLS
• 2024-09-30 Relisted — SCAR
• 2024-08-27 Pending — CVRMLS
• 2024-08-23 Pending — SCAR
• 2024-08-20 Listed $150,100 SCAR
• 2024-08-20 Listed $150,100 CVRMLS

Property tax history

+2.8%/yr

Latest (2026): $555 · +12.1% YoY. Source: county tax records.