92 Community Ave · Thynedale, VA 23924

$88,888

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 233 Days on market

Built 1971 0.26 ac lot $84/sqft · 42% above area Est $62k · 42% over

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

Key facts

• Large family room
• Ranch style
• One level living

Tags

• RANCH STYLE
• ONE LEVEL LIVING
• LARGE FAMILY ROOM
• REAR DECK
• FREE STANDING CARPORT
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#484 in VA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, schools F, amenities 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: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $2k appreciation (2.0% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $27k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $89k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,221 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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?
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: 1.46% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.50%
• DSCR: 2.09
• GRM: 5.7

CMA / ARV

• ARV (median comp): $62,404
• List price: $88,888
• Delta: 42.44%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1347 N Main St	0.68mi	2/1.0	1,030 (-2%)	5mo	$75,000	$73	60

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

Projected returns pro-forma

2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.55×
• Total profit: $38,594
• Equity at exit: $35,250

10-year hold

• IRR: 30.2%
• Equity multiple: 4.93×
• Total profit: $97,740
• Equity at exit: $50,907

Cash invested: $24,889 (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 23924

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$16 /mo · $189/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $508

Break-even live

Break-even rent $657

Max offer price $88,888

Occupancy floor 56%

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: $22,222
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
761 W 5th St Chase City, VA	3.0	1.0	1040	$1,300	$1.25	14d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $88,888 Active 233 DOM
2. 2026-06-17
   days on market $88,888 Active 232 DOM
3. 2026-06-16
   days on market $88,888 Active 231 DOM
4. 2026-06-15
   days on market $88,888 Active 230 DOM
5. 2026-06-14
   days on market $88,888 Active 228 DOM
6. 2026-06-13
   days on market $88,888 Active 227 DOM
7. 2026-06-10
   days on market $88,888 Active 225 DOM
8. 2026-06-09
   days on market $88,888 Active 224 DOM
9. 2026-06-08
   days on market $88,888 Active 223 DOM
10. 2026-06-07
    days on market $88,888 Active 222 DOM
11. 2026-06-05
    days on market $88,888 Active 219 DOM
12. 2026-06-03
    days on market $88,888 Active 218 DOM
13. 2026-06-02
    days on market $88,888 Active 217 DOM
14. 2026-06-01
    days on market $88,888 Active 216 DOM
15. 2026-05-31
    days on market $88,888 Active 215 DOM
16. 2026-05-31
    days on market $88,888 Active 214 DOM
17. 2026-04-21
    price $90,000 240-char remark

    Show marketing remark (240 chars)

    This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

18. 2026-03-19
    price $94,000 240-char remark

    Show marketing remark (240 chars)

    This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

19. 2026-02-26
    price $96,600 240-char remark

    Show marketing remark (240 chars)

    This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

20. 2026-01-13
    price $100,000 240-char remark

    Show marketing remark (240 chars)

    This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

21. 2025-12-30
    price $110,926 240-char remark

    Show marketing remark (240 chars)

    This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

22. 2025-10-29
    listed $115,700 Active 240-char remark

    Show marketing remark (240 chars)

    This 2BR, 1BA ranch style would make a great addition to anyones rental portfolio. It offers one level living with a large family room, rear deck, free standing carport, mature landscaping and maintainable yard. Don't let this one get away!

23. 2021-01-14
    soldstatus $47,500 1200-char remark

    Show marketing remark (1200 chars)

    Great Value Just Outside Chase City! Whether looking for your first home, tired of renting, ready to relocate, or seeking an investment property, this home is a fit for any of those boxes. Located at 92 Community Avenue just off Hwy 47 heading northwest out of Chase City, you are close to the elementary school, grocery store, restaurants, and medical facilities while being just off the main road for added privacy. The home features two bedrooms, one bath, and an open concept connecting the living room, eat-in kitchen, and dining room for entertaining or enjoying family time. Excellent hardwood floors, some covered by carpet for years, are already in place and ready for your arrival. A multi-level rear deck overlooks the yard and storage building while being beside the attached storage room for all the outdoor essentials. You can never have enough storage space. The gravel driveway ends under a detached one bay carport to keep the weather off on a stormy day. Front handicap ramp in place or removable if you desire. For only $49,500, you can own this home with a mortgage payment cheaper than you are paying in monthly rent. Consider investing in yourself. Call to schedule your visit!

24. 2021-01-14
    soldstatus $47,500

    Show marketing remark (1200 chars)

    Great Value Just Outside Chase City! Whether looking for your first home, tired of renting, ready to relocate, or seeking an investment property, this home is a fit for any of those boxes. Located at 92 Community Avenue just off Hwy 47 heading northwest out of Chase City, you are close to the elementary school, grocery store, restaurants, and medical facilities while being just off the main road for added privacy. The home features two bedrooms, one bath, and an open concept connecting the living room, eat-in kitchen, and dining room for entertaining or enjoying family time. Excellent hardwood floors, some covered by carpet for years, are already in place and ready for your arrival. A multi-level rear deck overlooks the yard and storage building while being beside the attached storage room for all the outdoor essentials. You can never have enough storage space. The gravel driveway ends under a detached one bay carport to keep the weather off on a stormy day. Front handicap ramp in place or removable if you desire. For only $49,500, you can own this home with a mortgage payment cheaper than you are paying in monthly rent. Consider investing in yourself. Call to schedule your visit!

25. 2019-11-07
    listed $49,500 1200-char remark

    Show marketing remark (1200 chars)

    Great Value Just Outside Chase City! Whether looking for your first home, tired of renting, ready to relocate, or seeking an investment property, this home is a fit for any of those boxes. Located at 92 Community Avenue just off Hwy 47 heading northwest out of Chase City, you are close to the elementary school, grocery store, restaurants, and medical facilities while being just off the main road for added privacy. The home features two bedrooms, one bath, and an open concept connecting the living room, eat-in kitchen, and dining room for entertaining or enjoying family time. Excellent hardwood floors, some covered by carpet for years, are already in place and ready for your arrival. A multi-level rear deck overlooks the yard and storage building while being beside the attached storage room for all the outdoor essentials. You can never have enough storage space. The gravel driveway ends under a detached one bay carport to keep the weather off on a stormy day. Front handicap ramp in place or removable if you desire. For only $49,500, you can own this home with a mortgage payment cheaper than you are paying in monthly rent. Consider investing in yourself. Call to schedule your visit!

ⓘ 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: $189 · $16/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$540/yr (+$45/mo · 285.7%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,600
• − Mortgage interest: −$4,979
• − Property taxes: −$189
• − Insurance: −$444
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,586
• Taxable income: $4,906
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $4,920/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 — Thynedale

• Score: 58/100
• State rank: #484
• US rank: #21143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thynedale, VA
• Population (ZIP): 5,709

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: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 2.04%
• Current HPI: 155.5959
• 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

+81.8% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $90,000 DRRAR
• 2026-03-19 Price Changed $94,000 DRRAR
• 2026-02-26 Price Changed $96,600 DRRAR
• 2026-01-13 Price Changed $100,000 DRRAR
• 2025-12-30 Price Changed $110,926 DRRAR
• 2025-10-29 Listed $115,700 DRRAR
• 2021-01-14 Sold (Public Records) $47,500 Public Records
• 2021-01-14 Sold (MLS) $47,500 SPLLAR
• 2019-11-07 Listed $49,500 SPLLAR

Property tax history

+0.4%/yr

Latest (2025): $189 · +0.0% YoY. Source: county tax records.