439 Peach St · Chatham, VA 24531

$169,900

4 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 324 Days on market

Built 1949 0.42 ac lot $97/sqft · 7% above area Est $159k · 7% over ↓ 5% 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 +15.1/30.0
• Schools +6.0/10.0
• DSCR +4.6/10.0
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE, new photos, with virtual staging showing the true potential of this property! Do not sleep on this! This lovely, well-kept, 4 bedroom, 2 bath home sits on a gorgeous . 42 acre corner lot in charming Chatham. Whether you are downsizing, aging in place, or just starting out, this home offers comfortable living on one level, with one fireplace and a lovely sun porch, as well as a generous utility room for crafting or other activities. Enjoy grilling or just chilling on the back deck. Don't miss the unfinished two-bay garage/workshop and fenced in lot, perfect for pets, gardening, storage, auto enthusiasts or anything else you can dream of! A little cosmetic update will make this a showplace! Please request showings through Navica.

Key facts

• Utility room
• Sun porch
• Back deck

Tags

• CORNER LOT
• SUN PORCH
• UTILITY ROOM
• BACK DECK
• FENCED IN LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $55 ($662/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 (19.1% below list).
• Recommended offer: $137k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.6% in Chatham — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#268 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Chatham Elementary (math 67% / reading 72%, grade A-, #313 of 1,108 statewide, top 32%, 234 students, 80% FRL); Chatham Middle (math 52% / reading 77%, grade A-, #123 of 342 statewide, top 37%, 426 students, 81% FRL); Chatham High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 659 students, 79% FRL) — zoned schools average 80% FRL vs 47% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 72 units permitted in Pittsylvania 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.
• Pittsylvania 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 324 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,453 (19.1% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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 A-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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (median comp): $158,961
• List price: $169,900
• Delta: 6.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Catalpa Dr	0.35mi	3/2.0 (-1)	1,622 (-8%)	12mo	$275,000	$170	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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-24,084
• Equity at exit: $25,333

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-16,720
• Equity at exit: $14,690

Cash invested: $47,572 (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 24531

• Home prices YoY: -20.7%
• Active inventory: 39
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $55

Break-even live

Break-even rent $1,305

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $103	+0% $55	+5% $7	+10% $-41
Rent	-10% $-53	-5% $1	+0% $55	+5% $109	+10% $164
Rate	-1.0pp $141	-0.5pp $98	base $55	+0.5pp $11	+1.0pp $-34

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $169,900 Active 324 DOM
2. 2026-06-19
   days on market $169,900 Active 322 DOM
3. 2026-06-18
   days on market $169,900 Active 321 DOM
4. 2026-06-17
   days on market $169,900 Active 320 DOM
5. 2026-06-16
   days on market $169,900 Active 319 DOM
6. 2026-06-15
   days on market $169,900 Active 318 DOM
7. 2026-06-14
   days on market $169,900 Active 316 DOM
8. 2026-06-13
   days on market $169,900 Active 315 DOM
9. 2026-06-10
   days on market $169,900 Active 313 DOM
10. 2026-06-09
    days on market $169,900 Active 312 DOM
11. 2026-06-09
    price $169,900 Active 311 DOM
12. 2026-06-08
    days on market $179,000 Active 311 DOM
13. 2026-06-07
    days on market $179,000 Active 310 DOM
14. 2026-06-03
    days on market $179,000 Active 306 DOM
15. 2026-06-02
    days on market $179,000 Active 305 DOM
16. 2026-06-01
    days on market $179,000 Active 304 DOM
17. 2026-05-31
    days on market $179,000 Active 303 DOM
18. 2026-05-30
    days on market $179,000 Active 302 DOM
19. 2026-02-02
    price $179,000 748-char remark

    Show marketing remark (748 chars)

    NEW PRICE, new photos, with virtual staging showing the true potential of this property! Do not sleep on this! This lovely, well-kept, 4 bedroom, 2 bath home sits on a gorgeous . 42 acre corner lot in charming Chatham. Whether you are downsizing, aging in place, or just starting out, this home offers comfortable living on one level, with one fireplace and a lovely sun porch, as well as a generous utility room for crafting or other activities. Enjoy grilling or just chilling on the back deck. Don't miss the unfinished two-bay garage/workshop and fenced in lot, perfect for pets, gardening, storage, auto enthusiasts or anything else you can dream of! A little cosmetic update will make this a showplace! Please request showings through Navica.

20. 2025-08-01
    listed $189,000 Active 748-char remark

    Show marketing remark (748 chars)

    NEW PRICE, new photos, with virtual staging showing the true potential of this property! Do not sleep on this! This lovely, well-kept, 4 bedroom, 2 bath home sits on a gorgeous . 42 acre corner lot in charming Chatham. Whether you are downsizing, aging in place, or just starting out, this home offers comfortable living on one level, with one fireplace and a lovely sun porch, as well as a generous utility room for crafting or other activities. Enjoy grilling or just chilling on the back deck. Don't miss the unfinished two-bay garage/workshop and fenced in lot, perfect for pets, gardening, storage, auto enthusiasts or anything else you can dream of! A little cosmetic update will make this a showplace! Please request showings through Navica.

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$566/yr (+$47/mo · 68.4%)

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

Taxation est. · year 1

• Rental income: $16,494
• − Mortgage interest: −$9,517
• − Property taxes: −$827
• − Insurance: −$850
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,943
• Taxable loss: −$2,281
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,210/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 of 131 in VA

Livability — Chatham

• Score: 68/100
• State rank: #268
• US rank: #9452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chatham, VA
• Population (ZIP): 9,107

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 22% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.86%
• Current HPI: 172.2543
• 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

-5.3% since first listed

2 events — show timeline

• 2026-02-02 Price Changed $179,000 DRRAR
• 2025-08-01 Listed $189,000 DRRAR

Property tax history

+4.5%/yr

Latest (2025): $827 · +0.0% YoY. Source: county tax records.