1034 Double Bridges Rd · Concord, VA 24593

$89,900

3 bd · 1.0 ba · 1,862 sqft · SingleFamily public records · 128 Days on market

Built 1913 5.05 ac lot $48/sqft · 64% below area

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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
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rooted in the quiet confidence of a bygone era, this circa 1900 farmhouse blends timeless character with the warmth of a well-lived home. From the moment you arrive, the wide front porch area invites slow mornings, rocking chairs, & long conversations as the sun rises. Inside, original details reflect the homes history. Solid wood floors worn smooth by generations, numerous windows that fill the home with natural light, & classic millwork showcasing enduring craftsmanship. The layout offers gracious living spaces designed for gathering & everyday comfort. Bedrooms are generous & serene, featuring peaceful views of the surrounding landscape. Outdoors, the property opens to expansive yard space ideal for gardens, animals, or quiet reflection under wide skies. Mature trees add shade & privacy, while the land offers endless potential. Home offers very minimal value. Build your dream home today!!

Key facts

• Country kitchen
• Wide front porch
• Solid wood floors

Tags

• WIDE FRONT PORCH
• ORIGINAL DETAILS
• SOLID WOOD FLOORS
• NUMEROUS WINDOWS
• CLASSIC MILLWORK
• COUNTRY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.0% in Concord — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#335 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, health & safety C-, amenities F.
• Appomattox County Public School District (rural): math 53% / reading 69% proficiency, ranked #56 of 131 in VA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 95 units permitted in Appomattox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $4k appreciation (4.1% local appreciation)).
• Appomattox County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 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 128 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $90k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1913 — 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. 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: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $251,213
• List price: $89,900
• Delta: -64.21%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

4.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.91×
• Total profit: $48,090
• Equity at exit: $45,912

10-year hold

• IRR: 31.4%
• Equity multiple: 5.77×
• Total profit: $120,036
• Equity at exit: $75,359

Cash invested: $25,172 (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 24593

• Home prices YoY: 2.1%
• Active inventory: 13
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $505

Break-even live

Break-even rent $673

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 128 DOM
2. 2026-06-17
   days on market $89,900 Active 127 DOM
3. 2026-06-16
   days on market $89,900 Active 126 DOM
4. 2026-06-15
   days on market $89,900 Active 125 DOM
5. 2026-06-14
   days on market $89,900 Active 123 DOM
6. 2026-06-13
   days on market $89,900 Active 122 DOM
7. 2026-06-10
   days on market $89,900 Active 120 DOM
8. 2026-06-09
   days on market $89,900 Active 119 DOM
9. 2026-06-08
   days on market $89,900 Active 118 DOM
10. 2026-06-07
    days on market $89,900 Active 117 DOM
11. 2026-06-03
    days on market $89,900 Active 113 DOM
12. 2026-06-02
    days on market $89,900 Active 112 DOM
13. 2026-06-01
    days on market $89,900 Active 111 DOM
14. 2026-05-31
    days on market $89,900 Active 110 DOM
15. 2026-05-30
    days on market $89,900 Active 109 DOM
16. 2026-03-06
    price $89,900 932-char remark

    Show marketing remark (932 chars)

    Rooted in the quiet confidence of a bygone era, this circa 1900 farmhouse blends timeless character with the warmth of a well-lived home. From the moment you arrive, the wide front porch area invites slow mornings, rocking chairs, & long conversations as the sun rises. Inside, original details reflect the homes history. Solid wood floors worn smooth by generations, numerous windows that fill the home with natural light, & classic millwork showcasing enduring craftsmanship. The layout offers gracious living spaces designed for gathering & everyday comfort. Bedrooms are generous & serene, featuring peaceful views of the surrounding landscape. Outdoors, the property opens to expansive yard space ideal for gardens, animals, or quiet reflection under wide skies. Mature trees add shade & privacy, while the land offers endless potential. Home offers very minimal value. Build your dream home today!!

17. 2026-02-10
    listed $99,900 Active 932-char remark

    Show marketing remark (932 chars)

    Rooted in the quiet confidence of a bygone era, this circa 1900 farmhouse blends timeless character with the warmth of a well-lived home. From the moment you arrive, the wide front porch area invites slow mornings, rocking chairs, & long conversations as the sun rises. Inside, original details reflect the homes history. Solid wood floors worn smooth by generations, numerous windows that fill the home with natural light, & classic millwork showcasing enduring craftsmanship. The layout offers gracious living spaces designed for gathering & everyday comfort. Bedrooms are generous & serene, featuring peaceful views of the surrounding landscape. Outdoors, the property opens to expansive yard space ideal for gardens, animals, or quiet reflection under wide skies. Mature trees add shade & privacy, while the land offers endless potential. Home offers very minimal value. Build your dream home today!!

18. 2006-11-09
    soldstatus $37,000

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$459/yr (+$38/mo · 165.3%)

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

Taxation est. · year 1

• Rental income: $15,746
• − Mortgage interest: −$5,036
• − Property taxes: −$278
• − Insurance: −$450
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,615
• Taxable income: $4,848
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,891/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: Appomattox County Public School District
• NCES district ID: 5100240
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $50,059
• Composite: 51.85/100
• National rank: #1663
• State rank: #56 of 131 in VA

Livability — Concord

• Score: 65/100
• State rank: #335
• US rank: #12864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,098

Population outlook (Appomattox County) Hauer SSP2

• Today (2025): 16,213 people
• By 2030: 16,548 · +2.1%
• By 2040: 17,047 · +5.1%
• By 2050: 17,286 · +6.6%
• By 2075: 17,710 · +9.2%
• By 2100: 16,609 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 13% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Iranian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Appomattox

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.1%
• 2008→2024 swing: -21.4pp toward R · 2008: -29.6pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.2 2016: R+46.4 2012: R+36.4 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.06%
• Current HPI: 198.4295
• 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

+143.0% since first listed

3 events — show timeline

• 2026-03-06 Price Changed $89,900 LMLS
• 2026-02-10 Listed $99,900 LMLS
• 2006-11-09 Sold (Public Records) $37,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $278 · +0.0% YoY. Source: county tax records.