5125 Halifax Rd · Halifax, VA 24558

$181,500

2 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 76 Days on market

Built 1961 0.48 ac lot $118/sqft · 15% below area Est $220k · 18% 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 +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home located directly across from Halifax Country Club! This property features beautiful hardwood floors, an inground pool, and sits on a spacious half-acre lot. With classic character and great bones, this home offers tons of potential to make it your own. Enjoy the peaceful setting, convenient location, and views of the golf course just across the street. Don't miss the opportunity to own a home in this desirable area with room to update and add value!

Key facts

• Half-acre lot
• Inground pool
• Hardwood floors

Tags

• HARDWOOD FLOORS
• INGROUND POOL
• HALF-ACRE LOT
• VIEWS OF THE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $13 ($156/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 $137k (24.5% below list).
• Recommended offer: $137k (24.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#205 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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; 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 $5k 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

• It's been on market 76 days — a 6% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $80k; list at $182k implies a 127% gain — meaningful room to come down on a strong offer.

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 $137,044 (24.5% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (median comp): $220,082
• List price: $181,500
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-28,676
• Equity at exit: $27,062

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-24,282
• Equity at exit: $15,693

Cash invested: $50,820 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$952
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $13

Break-even live

Break-even rent $1,354

Max offer price $181,500

Occupancy floor 94%

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: $45,375
• Closing costs: $5,445
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $181,500 Active 76 DOM
2. 2026-06-17
   days on market $181,500 Active 75 DOM
3. 2026-06-16
   days on market $181,500 Active 74 DOM
4. 2026-06-15
   days on market $181,500 Active 73 DOM
5. 2026-06-15
   days on market $181,500 Active 72 DOM
6. 2026-06-13
   days on market $181,500 Active 71 DOM
7. 2026-06-12
   days on market $181,500 Active 70 DOM
8. 2026-06-09
   days on market $181,500 Active 67 DOM
9. 2026-06-08
   days on market $181,500 Active 66 DOM
10. 2026-06-08
    days on market $181,500 Active 65 DOM
11. 2026-06-07
    days on market $181,500 Active 64 DOM
12. 2026-06-03
    days on market $181,500 Active 61 DOM
13. 2026-06-02
    days on market $181,500 Active 60 DOM
14. 2026-06-01
    days on market $181,500 Active 59 DOM
15. 2026-05-31
    days on market $181,500 Active 58 DOM
16. 2026-05-01
    price $181,500 485-char remark

    Show marketing remark (485 chars)

    Charming 3-bedroom, 2-bath home located directly across from Halifax Country Club! This property features beautiful hardwood floors, an inground pool, and sits on a spacious half-acre lot. With classic character and great bones, this home offers tons of potential to make it your own. Enjoy the peaceful setting, convenient location, and views of the golf course just across the street. Don't miss the opportunity to own a home in this desirable area with room to update and add value!

17. 2026-05-01
    price $181,500 485-char remark

    Show marketing remark (485 chars)

    Charming 3-bedroom, 2-bath home located directly across from Halifax Country Club! This property features beautiful hardwood floors, an inground pool, and sits on a spacious half-acre lot. With classic character and great bones, this home offers tons of potential to make it your own. Enjoy the peaceful setting, convenient location, and views of the golf course just across the street. Don't miss the opportunity to own a home in this desirable area with room to update and add value!

18. 2026-04-04
    listed $181,000 Active 485-char remark

    Show marketing remark (485 chars)

    Charming 3-bedroom, 2-bath home located directly across from Halifax Country Club! This property features beautiful hardwood floors, an inground pool, and sits on a spacious half-acre lot. With classic character and great bones, this home offers tons of potential to make it your own. Enjoy the peaceful setting, convenient location, and views of the golf course just across the street. Don't miss the opportunity to own a home in this desirable area with room to update and add value!

19. 2026-04-04
    listed $181,000 Active 485-char remark

    Show marketing remark (485 chars)

    Charming 3-bedroom, 2-bath home located directly across from Halifax Country Club! This property features beautiful hardwood floors, an inground pool, and sits on a spacious half-acre lot. With classic character and great bones, this home offers tons of potential to make it your own. Enjoy the peaceful setting, convenient location, and views of the golf course just across the street. Don't miss the opportunity to own a home in this desirable area with room to update and add value!

20. 2025-11-12
    price $189,000
21. 2025-11-12
    price $189,000
22. 2025-09-09
    price $189,900
23. 2025-09-09
    price $189,900
24. 2025-08-15
    price $199,000
25. 2025-08-14
    price $199,000
26. 2025-08-06
    price $215,000
27. 2025-08-06
    price $215,000
28. 2025-07-26
    listed $225,000 Active
29. 2025-07-25
    listed $225,000 Active
30. 1998-11-30
    soldstatus $80,000

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,488 · $124/mo
• Expected delta: +$982/yr (+$82/mo · 193.7%)

ⓘ 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 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,445
• − Mortgage interest: −$10,167
• − Property taxes: −$507
• − Insurance: −$908
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$5,280
• Taxable loss: −$3,047
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $887/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 — Halifax

• Score: 72/100
• State rank: #205
• US rank: #6363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Halifax, 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

+126.9% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $181,500 SPLLAR
• 2026-05-01 Price Changed $181,500 DRRAR
• 2026-04-04 Listed $181,000 SPLLAR
• 2026-04-04 Listed $181,000 DRRAR
• 2025-11-12 Price Changed $189,000 SPLLAR
• 2025-11-12 Price Changed $189,000 DRRAR
• 2025-09-09 Price Changed $189,900 SPLLAR
• 2025-09-09 Price Changed $189,900 DRRAR
• 2025-08-15 Price Changed $199,000 DRRAR
• 2025-08-14 Price Changed $199,000 SPLLAR
• 2025-08-06 Price Changed $215,000 SPLLAR
• 2025-08-06 Price Changed $215,000 DRRAR
• 2025-07-26 Listed $225,000 DRRAR
• 2025-07-25 Listed $225,000 SPLLAR
• 1998-11-30 Sold (Public Records) $80,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.