301, 303 West Stokes Rd · Burkeville, VA 23942

$149,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily · 42 Days on market

Built 1960 6.98 ac lot $139/sqft · 17% below area Est $180k · 17% under

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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).

• ARV discount +14.9/15.0
• Appreciation +7.1/10.0
• Cash flow +6.2/30.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0

Listing remarks

Great opportunity just off Route 360! This 6.98-acre property features both a stick-built home and a single-wide, offering flexibility for investment, rental income, or multi-generational living. The property provides a nice rural setting while still being conveniently located—approximately 30 minutes from Farmville and about 20 minutes from Keysville. With road frontage and easy access, this property is ideal for someone looking for space, privacy, and potential. Whether you're looking to live in one home and rent the other, or add to your investment portfolio, this property offers a variety of possibilities. 24-hour notice is required.

Key facts

• Easy access
• Road frontage
• Stick-built home

Tags

• 6.98-ACRE PROPERTY
• STICK-BUILT HOME
• RURAL SETTING
• ROAD FRONTAGE
• EASY ACCESS

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Residential property
• Construction: Aluminum siding; Block construction
• Exterior features: Metal roof; Approximately 6.98-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Electric heating; Forced air heating
• Interior features: Has heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (35.5% below list).
• Recommended offer: $97k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#497 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools F, amenities F.
• Prince Edward County Public School District (town): math 25% / reading 48% proficiency, ranked #126 of 131 in VA (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 65 units permitted in Prince Edward County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.2% local appreciation)).
• Prince Edward County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, 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 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

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 $96,727 (35.5% 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 42 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $179,546
• List price: $149,900
• Delta: -16.51%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.25×
• Total profit: $10,519
• Equity at exit: $77,781

10-year hold

• IRR: 6.9%
• Equity multiple: 2.20×
• Total profit: $50,313
• Equity at exit: $128,657

Cash invested: $41,972 (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 23942

• Home prices YoY: 2.7%
• Active inventory: 21
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-272

Break-even live

Break-even rent $1,311

Max offer price $110,573

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-220	+0% $-272	+5% $-324	+10% $-375
Rent	-10% $-348	-5% $-310	+0% $-272	+5% $-234	+10% $-195
Rate	-1.0pp $-196	-0.5pp $-234	base $-272	+0.5pp $-311	+1.0pp $-350

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 42 DOM
2. 2026-06-18
   days on market $149,900 Active 40 DOM
3. 2026-06-17
   days on market $149,900 Active 39 DOM
4. 2026-06-16
   days on market $149,900 Active 38 DOM
5. 2026-06-15
   days on market $149,900 Active 37 DOM
6. 2026-06-15
   days on market $149,900 Active 36 DOM
7. 2026-06-13
   days on market $149,900 Active 35 DOM
8. 2026-06-12
   days on market $149,900 Active 34 DOM
9. 2026-06-09
   days on market $149,900 Active 31 DOM
10. 2026-06-08
    days on market $149,900 Active 30 DOM
11. 2026-06-08
    days on market $149,900 Active 29 DOM
12. 2026-06-07
    days on market $149,900 Active 28 DOM
13. 2026-06-03
    days on market $149,900 Active 25 DOM
14. 2026-06-02
    days on market $149,900 Active 24 DOM
15. 2026-06-01
    days on market $149,900 Active 23 DOM
16. 2026-05-31
    days on market $149,900 Active 22 DOM
17. 2026-05-09
    listed $149,900 Active 651-char remark

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $11,607
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$4,361
• Taxable loss: −$6,005
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $-1,820/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: Prince Edward County Public School District
• NCES district ID: 5103060
• Math proficiency: 25% ▼ -37.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $39,482
• Composite: 30.49/100
• National rank: #6221
• State rank: #126 of 131 in VA

Livability — Burkeville

• Score: 57/100
• State rank: #497
• US rank: #22036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,403

Population outlook (Prince Edward County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 24,161 · -0.9%
• By 2040: 23,194 · -4.9%
• By 2050: 22,292 · -8.6%
• By 2075: 20,854 · -14.5%
• By 2100: 19,030 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 16%
• Common ancestry: Serbian 1% Slovak 1% Russian 1%
• Foreign-born: 19% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Prince Edward

• 2024 margin: Toss-up / Even · D 48.2% · R 50.7% · Other 1.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 9.9pp · 2024: -2.6pp
• All cycles: 2024: R+2.6 2020: D+5.6 2016: D+5.4 2012: D+12.8 2008: D+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 161.1929
• 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

• 2026-05-09 Listed $149,900 SCAR