2226 Mountain Rd · Mountain Road, VA 24558

$32,770

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 9 Days on market

Built 1965 0.36 ac lot ↓ 45% since listing

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Buyers must sign a Release and Hold Harmless Agreement before viewing the property. Code will be given once the agreement is returned. This property is also being dual pathed through the auction platform, to submit offers/bids or view additional details, please visit www. homes4purchase.com. All offers/bids will be subject to seller approval, . USDA Property. The seller will convey title by Quit Claim Deed. All closing costs, including tax stamps and transfer taxes (unless otherwise dictated by state guidelines) are the sole responsibility of the buyer. It is the buyers responsibility to independently verify all property information. Property is listed As-Is. No contingencies, warranties, o

Key facts

• 0.36 acre lot
• Built 1965
• Listed 9 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Residential property
• Construction: Brick veneer construction
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central Air; Oil, Forced Air heating
• Interior features: Central air conditioning; Oil-fired forced air heating

🔨 Auction listing. The $32,770 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $204,490 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).

Location & tenants

• Location reads 57/100 on livability (#494 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime D+, schools F.
• Halifax County Public School District (town): math 29% / reading 59% proficiency, ranked #116 of 131 in VA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Halifax 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 $6k of value loss. Plan a longer hold.
• Halifax County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $32,770

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 1965 — 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 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?
5. Crime grade is D 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?
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: 0.68% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $204,490
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4093 Ball Park Loop	0.14mi	3/1.0	1,032 (-15%)	16mo	$174,000	$169	56

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

Projected returns pro-forma

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

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-38,757
• Equity at exit: $30,490

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-41,305
• Equity at exit: $17,681

Cash invested: $57,257 (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 24558

• Home prices YoY: -7.3%
• Active inventory: 38
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$1,072
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-86

Break-even live

Break-even rent $1,509

Max offer price $189,216

Occupancy floor —

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: $51,122
• Closing costs: $6,135
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 Mountain Rd Halifax, VA	2.0	1.0	880	$1,400	$1.59	43d	1	0.10mi

Listing history 10 events

1. 2026-06-18
   days on market $32,770 Active 9 DOM
2. 2026-06-17
   days on market $32,770 Active 8 DOM
3. 2026-06-16
   days on market $32,770 Active 7 DOM
4. 2026-06-15
   days on market $32,770 Active 6 DOM
5. 2026-06-15
   days on market $32,770 Active 5 DOM
6. 2026-06-13
   days on market $32,770 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   days on market $32,770 Active 3 DOM
9. 2026-06-10
   remarks 240-char remark
10. 2026-06-10
    listed $32,770 Active 1 DOM

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $419 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $16,800
• − Mortgage interest: −$11,455
• − Property taxes: −$419
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$5,949
• Taxable loss: −$4,733
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $98/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: Halifax County Public School District
• NCES district ID: 5101770
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $36,137
• Composite: 36.36/100
• National rank: #4687
• State rank: #116 of 131 in VA

Livability — Mountain Road

• Score: 57/100
• State rank: #494
• US rank: #21885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Road, VA
• Population (ZIP): 6,044

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 32,892 people
• By 2030: 31,438 · -4.4%
• By 2040: 28,350 · -13.8%
• By 2050: 25,553 · -22.3%
• By 2075: 20,217 · -38.5%
• By 2100: 14,645 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Halifax

• 2024 margin: Strong R (+21.1) · D 39.1% · R 60.2%
• 2008→2024 swing: -18.2pp toward R · 2008: -2.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+15.1 2016: R+16.6 2012: R+5.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.54%
• Current HPI: 198.1694
• 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

-45.4% since first listed

2 events — show timeline

• 2026-06-09 Listed $32,770 SCAR
• 1999-04-08 Sold (Public Records) $60,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $419 · +0.0% YoY. Source: county tax records.