10024 S Hill Rd · Kenbridge, VA 23944

$165,000

3 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 8 Days on market

Built 1960 1.49 ac lot $86/sqft · 25% below area Est $221k · 25% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +6.1/10.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Set on 1.49 acres between the towns of South Hill and Kenbridge, this brick ranch offers a solid opportunity for investors, renovators, or buyers looking to build equity with some work and vision. Mature trees frame the property, while the neighboring fields and pastures create a peaceful rural backdrop that's hard not to appreciate. Inside, the home features 3 bedrooms and 2 full baths, with a traditional layout that includes a central kitchen, large living room, and an additional den or office space that could serve a variety of needs. One side of the home offers three bedrooms with a shared hallway bath, while the opposite side includes a spacious suite and potential for a possible fourth bedroom depending on septic records. Septic records have been requested from the county. The home needs repairs and updates and is being sold as-is, but the setting, layout, and acreage give buyers a strong foundation to work with. Whether you're looking for your next investment project, rental opportunity, or country fixer-upper with room to grow, this property has plenty of potential. DO NOT TRESPASS. Must be accompanied by a realtor.

Key facts

• 1.49 acre lot
• Built 1960
• Listed 8 days

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-story home; 1,910 above-grade finished area
• Construction: Brick and block construction; Composition roof; Actual year built (not specified)
• Exterior features: Approximately 1.495-acre lot

Interior

• Bathrooms: 2 full bathrooms; One full bath on the first level with tub
• Heating & cooling: Central air conditioning; Heating by electric, heat pump, and oil
• Interior features: Total of 8 rooms; Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (25.8% below list).
• Recommended offer: $122k (25.8% 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.
• Zoned schools: Kenbridge Elementary (math 32% / reading 52%, grade F, #866 of 1,108 statewide, top 80%, 370 students, 101% FRL); Lunenburg Middle (math 23% / reading 63%, grade D-, #288 of 342 statewide, top 85%, 332 students, 98% FRL); Central High (math 57% / reading 67%, grade B-, #231 of 319 statewide, top 75%, 495 students, 98% FRL) — zoned schools average 99% FRL vs 60% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 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 $5k of equity ($1k loan paydown + $4k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $122,481 (25.8% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $220,706
• List price: $165,000
• Delta: -25.24%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.25×
• Total profit: $11,767
• Equity at exit: $66,374

10-year hold

• IRR: 8.2%
• Equity multiple: 2.13×
• Total profit: $52,228
• Equity at exit: $96,583

Cash invested: $46,200 (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: 29
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-11

Break-even live

Break-even rent $1,238

Max offer price $163,114

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $36	+0% $-11	+5% $-57	+10% $-104
Rent	-10% $-107	-5% $-59	+0% $-11	+5% $38	+10% $86
Rate	-1.0pp $72	-0.5pp $31	base $-11	+0.5pp $-53	+1.0pp $-97

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-16
   status Pending 1141-char remark

   Show marketing remark (1141 chars)

   Set on 1.49 acres between the towns of South Hill and Kenbridge, this brick ranch offers a solid opportunity for investors, renovators, or buyers looking to build equity with some work and vision. Mature trees frame the property, while the neighboring fields and pastures create a peaceful rural backdrop that's hard not to appreciate. Inside, the home features 3 bedrooms and 2 full baths, with a traditional layout that includes a central kitchen, large living room, and an additional den or office space that could serve a variety of needs. One side of the home offers three bedrooms with a shared hallway bath, while the opposite side includes a spacious suite and potential for a possible fourth bedroom depending on septic records. Septic records have been requested from the county. The home needs repairs and updates and is being sold as-is, but the setting, layout, and acreage give buyers a strong foundation to work with. Whether you're looking for your next investment project, rental opportunity, or country fixer-upper with room to grow, this property has plenty of potential. DO NOT TRESPASS. Must be accompanied by a realtor.

2. 2026-05-15
   status Pending 1153-char remark

   Show marketing remark (1141 chars)

   Set on 1.49 acres between the towns of South Hill and Kenbridge, this brick ranch offers a solid opportunity for investors, renovators, or buyers looking to build equity with some work and vision. Mature trees frame the property, while the neighboring fields and pastures create a peaceful rural backdrop that's hard not to appreciate. Inside, the home features 3 bedrooms and 2 full baths, with a traditional layout that includes a central kitchen, large living room, and an additional den or office space that could serve a variety of needs. One side of the home offers three bedrooms with a shared hallway bath, while the opposite side includes a spacious suite and potential for a possible fourth bedroom depending on septic records. Septic records have been requested from the county. The home needs repairs and updates and is being sold as-is, but the setting, layout, and acreage give buyers a strong foundation to work with. Whether you're looking for your next investment project, rental opportunity, or country fixer-upper with room to grow, this property has plenty of potential. DO NOT TRESPASS. Must be accompanied by a realtor.

3. 2026-05-15
   status Pending

   Show marketing remark (1141 chars)

   Set on 1.49 acres between the towns of South Hill and Kenbridge, this brick ranch offers a solid opportunity for investors, renovators, or buyers looking to build equity with some work and vision. Mature trees frame the property, while the neighboring fields and pastures create a peaceful rural backdrop that's hard not to appreciate. Inside, the home features 3 bedrooms and 2 full baths, with a traditional layout that includes a central kitchen, large living room, and an additional den or office space that could serve a variety of needs. One side of the home offers three bedrooms with a shared hallway bath, while the opposite side includes a spacious suite and potential for a possible fourth bedroom depending on septic records. Septic records have been requested from the county. The home needs repairs and updates and is being sold as-is, but the setting, layout, and acreage give buyers a strong foundation to work with. Whether you're looking for your next investment project, rental opportunity, or country fixer-upper with room to grow, this property has plenty of potential. DO NOT TRESPASS. Must be accompanied by a realtor.

4. 2026-05-07
   listed $165,000 Active 1141-char remark

   Show marketing remark (1141 chars)

   Set on 1.49 acres between the towns of South Hill and Kenbridge, this brick ranch offers a solid opportunity for investors, renovators, or buyers looking to build equity with some work and vision. Mature trees frame the property, while the neighboring fields and pastures create a peaceful rural backdrop that's hard not to appreciate. Inside, the home features 3 bedrooms and 2 full baths, with a traditional layout that includes a central kitchen, large living room, and an additional den or office space that could serve a variety of needs. One side of the home offers three bedrooms with a shared hallway bath, while the opposite side includes a spacious suite and potential for a possible fourth bedroom depending on septic records. Septic records have been requested from the county. The home needs repairs and updates and is being sold as-is, but the setting, layout, and acreage give buyers a strong foundation to work with. Whether you're looking for your next investment project, rental opportunity, or country fixer-upper with room to grow, this property has plenty of potential. DO NOT TRESPASS. Must be accompanied by a realtor.

5. 2026-05-07
   listed $165,000 Active

   Show marketing remark (1141 chars)

   Set on 1.49 acres between the towns of South Hill and Kenbridge, this brick ranch offers a solid opportunity for investors, renovators, or buyers looking to build equity with some work and vision. Mature trees frame the property, while the neighboring fields and pastures create a peaceful rural backdrop that's hard not to appreciate. Inside, the home features 3 bedrooms and 2 full baths, with a traditional layout that includes a central kitchen, large living room, and an additional den or office space that could serve a variety of needs. One side of the home offers three bedrooms with a shared hallway bath, while the opposite side includes a spacious suite and potential for a possible fourth bedroom depending on septic records. Septic records have been requested from the county. The home needs repairs and updates and is being sold as-is, but the setting, layout, and acreage give buyers a strong foundation to work with. Whether you're looking for your next investment project, rental opportunity, or country fixer-upper with room to grow, this property has plenty of potential. DO NOT TRESPASS. Must be accompanied by a realtor.

6. 2026-05-05
   listed $165,000 Active 1153-char remark

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$822/yr (+$69/mo · 154.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $14,698
• − Mortgage interest: −$9,243
• − Property taxes: −$531
• − Insurance: −$825
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,800
• Taxable loss: −$3,052
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $604/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

• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-16 Pending — RVLG
• 2026-05-15 Pending — CVRMLS
• 2026-05-15 Pending — SCAR
• 2026-05-07 Listed $165,000 SCAR
• 2026-05-07 Listed $165,000 RVLG
• 2026-05-05 Listed $165,000 CVRMLS

Property tax history

+1.7%/yr

Latest (2026): $531 · +12.1% YoY. Source: county tax records.