3264 Jackson St · Exmore, VA 23350

$155,000

2 bd · 1.0 ba · 849 sqft · SingleFamily public records · 197 Days on market

Built 1945 6,969 sqft lot Est $152k · at est.

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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 +13.9/30.0
• ARV discount +6.6/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks

Bungalow in the woods. Everything you need in a compact model. Generous bright living room and separate dining. Bathroom has been updated with walk -in shower. Plenty of storage in attic and garage in back. This little sweetheart needs some love. Not much just a little bit of paint will bring her back. Solid construction with hardwood floors. The lot is surrounded by woods for privacy. Ramp is an added extra. Great beginner home or for sizing down. Close to shopping and local activities. Wonderful opportunity for 1st time buyer, retirement or investment. Asking 155,000.

Key facts

• Plenty of storage
• Walk in shower
• Hardwood floors

Tags

• WALK IN SHOWER
• HARDWOOD FLOORS
• SURROUNDED BY WOODS
• PLENTY OF STORAGE

Property features AI

Exterior

• Parking: Detached garage; 1 covered garage space; 1 total parking space; Driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Plaster construction; Composition roof; Built with a foundation (standard)
• Exterior features: Paved road access; Workshop; Backs to Chesapeake Bay

Interior

• Kitchen: Range; Range hood; Refrigerator
• Flooring: Tile; Vinyl; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Baseboard heating; Propane heating; Cooling via heat pump
• Interior features: Double-pane windows; Accessible entrance
• Laundry & utility: Washer hookup; Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $16 ($193/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (22.6% below list).
• Recommended offer: $120k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#364 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment F.
• Northampton County Public School District (rural): math 36% / reading 62% proficiency, ranked #103 of 131 in VA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Occohannock Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 369 students, 101% FRL); Northampton Middle (math 37% / reading 67%, grade C+, #218 of 342 statewide, top 65%, 206 students, 99% FRL); Northampton High (math 47% / reading 77%, grade B-, #231 of 319 statewide, top 75%, 433 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 164 units permitted in Northampton 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 $5k of value loss. Plan a longer hold.
• Northampton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $155k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000 (22.6% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $151,971
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3271 Thurgood Marshall Rd	0.32mi	2/2.0	864 (+2%)	6mo	$155,000	$179	73
12119 Holman Ave	0.38mi	2/1.0	800 (-6%)	3mo	$140,000	$175	70
3305 York Cir	0.62mi	3/1.0 (+1)	880 (+4%)	13mo	$243,000	$276	50
11189 Occohannock Neck Rd	0.66mi	2/1.0	768 (-10%)	13mo	$173,700	$226	43
12148 Crown Ave	0.53mi	3/1.0 (+1)	950 (+12%)	14mo	$107,000	$113	39

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-24,161
• Equity at exit: $23,111

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-19,996
• Equity at exit: $13,402

Cash invested: $43,400 (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 23350

• Home prices YoY: -3.7%
• Active inventory: 55
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $16

Break-even live

Break-even rent $1,180

Max offer price $155,000

Occupancy floor 94%

Sensitivity live

Price	-10% $104	-5% $60	+0% $16	+5% $-28	+10% $-72
Rent	-10% $-79	-5% $-31	+0% $16	+5% $63	+10% $111
Rate	-1.0pp $94	-0.5pp $55	base $16	+0.5pp $-24	+1.0pp $-65

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4260 Adron St Exmore, VA	2.0	1.0	850	$1,200	$1.41	44d	1	0.92mi

Listing history 15 events

1. 2026-06-19
   days on market $155,000 Active 197 DOM
2. 2026-06-18
   days on market $155,000 Active 196 DOM
3. 2026-06-17
   days on market $155,000 Active 195 DOM
4. 2026-06-16
   days on market $155,000 Active 194 DOM
5. 2026-06-15
   days on market $155,000 Active 193 DOM
6. 2026-06-14
   days on market $155,000 Active 191 DOM
7. 2026-06-12
   days on market $155,000 Active 190 DOM
8. 2026-06-09
   days on market $155,000 Active 187 DOM
9. 2026-06-08
   days on market $155,000 Active 186 DOM
10. 2026-06-07
    days on market $155,000 Active 185 DOM
11. 2026-06-05
    days on market $155,000 Active 183 DOM
12. 2026-06-03
    days on market $155,000 Active 181 DOM
13. 2026-06-03
    price $155,000 Active 180 DOM
14. 2026-06-02
    remarks 576-char remark
15. 2026-06-02
    listed $159,500 Active 180 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: $654 · $55/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$617/yr (+$51/mo · 94.3%)

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

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$8,682
• − Property taxes: −$654
• − Insurance: −$775
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,509
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $799/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: Northampton County Public School District
• NCES district ID: 5102710
• Math proficiency: 36% ▼ -33.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,253
• Composite: 40.63/100
• National rank: #3687
• State rank: #103 of 131 in VA

Livability — Exmore

• Score: 64/100
• State rank: #364
• US rank: #14521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exmore, VA
• Population (ZIP): 2,993

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,838 · -4.6%
• By 2040: 9,696 · -14.6%
• By 2050: 8,764 · -22.9%
• By 2075: 6,885 · -39.4%
• By 2100: 4,891 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 43% White 42% Two or more races 10% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Italian 2% Danish 1%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 8% Korean 2% Tagalog/Filipino 2%

Political lean MEDSL · Northampton

• 2024 margin: Lean D (+6.2) · D 52.7% · R 46.6%
• 2008→2024 swing: -10.4pp toward R · 2008: 16.5pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+10.6 2016: D+9.3 2012: D+16.4 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.51%
• Current HPI: 193.2602
• 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

+279.8% since first listed

4 events — show timeline

• 2026-06-02 Relisted — ESAR
• 2025-10-16 Price Changed $159,500 ESAR
• 2025-09-25 Listed $167,500 ESAR
• 2002-07-08 Sold (Public Records) $42,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $654 · +2.9% YoY. Source: county tax records.