705 Endly St · Chase City, VA 23924

$80,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 153 Days on market

Built 1950 $79/sqft · 9% below area Est $88k · 9% under

---

Why this score? — see what drove the A- 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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity. 3-bedroom, 1-bathroom home is being sold As-Is and offers an exceptional opportunity for investors. Set on two parcels sold Chase City offers a peaceful small-town lifestyle with access to modern amenities. Enjoy nearby restaurants, local shops, and charming cafés just minutes away in downtown Chase City. For weekend getaways or outdoor adventures, you're a short drive to Buggs Island Lake/Kerr Lake, one of the largest lakes in Virginia, where you can enjoy fishing, boating, and waterfront marinas. Chase City is situated in a region experiencing steady growth, with affordable housing options and increasing buyer interest, making this a smart long-term investment.

Key facts

• Two parcels
• Waterfront marinas
• Built 1950

Tags

• TWO PARCELS
• WATERFRONT MARINAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 7.3% in Chase City — 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 70/100 on livability (#238 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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; 2 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 ($553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1950 — 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: 1.84% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.28%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (median comp): $87,581
• List price: $80,000
• Delta: -8.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 W Fifth St	0.31mi	3/1.0	1,016 (+1%)	23mo	$25,000	$25	65
437 Monroe St	0.53mi	2/1.0 (-1)	996 (-1%)	8mo	$89,000	$89	62
1347 N Main St	0.62mi	2/1.0 (-1)	1,030 (+2%)	5mo	$75,000	$73	58
501 W 3rd St	0.54mi	3/1.0	920 (-9%)	4mo	$85,000	$92	57
420 Berry St	0.42mi	3/2.0	1,095 (+9%)	9mo	$225,000	$205	55
414 Berry St	0.41mi	2/1.0 (-1)	1,088 (+8%)	13mo	$100,000	$92	52
308 N Washington St	0.42mi	2/1.0 (-1)	880 (-13%)	8mo	$30,000	$34	48
805 W 2nd St	0.74mi	3/2.0	1,019 (+1%)	23mo	$96,000	$94	40

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: 41.4%
• Equity multiple: 3.23×
• Total profit: $49,939
• Equity at exit: $31,725

10-year hold

• IRR: 42.2%
• Equity multiple: 6.39×
• Total profit: $120,797
• Equity at exit: $45,817

Cash invested: $22,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$14 /mo · $167/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $696

Break-even live

Break-even rent $591

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $741	-5% $719	+0% $696	+5% $582	+10% $555
Rent	-10% $580	-5% $638	+0% $696	+5% $754	+10% $812
Rate	-1.0pp $736	-0.5pp $716	base $696	+0.5pp $675	+1.0pp $654

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	1	0.61mi
1035 Roark St Chase City, VA	2.0	1.0	892	$1,800	$2.02	15d	1	1.06mi

Listing history 11 events

1. 2026-05-31
   days on market $80,000 Active 153 DOM
2. 2026-05-31
   days on market $80,000 Active 152 DOM
3. 2025-12-29
   listed $80,000 Active 705-char remark

   Show marketing remark (705 chars)

   Investor opportunity. 3-bedroom, 1-bathroom home is being sold As-Is and offers an exceptional opportunity for investors. Set on two parcels sold Chase City offers a peaceful small-town lifestyle with access to modern amenities. Enjoy nearby restaurants, local shops, and charming cafés just minutes away in downtown Chase City. For weekend getaways or outdoor adventures, you're a short drive to Buggs Island Lake/Kerr Lake, one of the largest lakes in Virginia, where you can enjoy fishing, boating, and waterfront marinas. Chase City is situated in a region experiencing steady growth, with affordable housing options and increasing buyer interest, making this a smart long-term investment.

4. 2025-11-30
   historical
5. 2025-06-23
   price $90,000
6. 2025-05-14
   price $100,000
7. 2025-05-07
   listed $118,000 Active
8. 2023-09-08
   soldstatus $60,000 Closed
9. 2023-08-23
   status Pending
10. 2023-07-31
    listed $70,000 Active
11. 1989-12-18
    soldstatus $30,750

ⓘ 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: $167 · $14/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$489/yr (+$41/mo · 291.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $17,662
• − Mortgage interest: −$4,481
• − Property taxes: −$167
• − Insurance: −$400
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,327
• Taxable income: $7,460
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,561/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 — Chase City

• Score: 70/100
• State rank: #238
• US rank: #8038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chase City, 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

+160.2% since first listed

9 events — show timeline

• 2025-12-29 Listed $80,000 CVRMLS
• 2025-11-30 Listing Removed — CVRMLS
• 2025-06-23 Price Changed $90,000 CVRMLS
• 2025-05-14 Price Changed $100,000 CVRMLS
• 2025-05-07 Listed $118,000 CVRMLS
• 2023-09-08 Sold (MLS) $60,000 CVRMLS
• 2023-08-23 Pending — CVRMLS
• 2023-07-31 Listed $70,000 CVRMLS
• 1989-12-18 Sold (Public Records) $30,750 Public Records

Property tax history

+2.0%/yr

Latest (2025): $167 · +0.0% YoY. Source: county tax records.