116 Sycamore St · Brookneal, VA 24528

$50,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 95 Days on market

Built 1910 0.60 ac lot $64/sqft · 60% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special with strong upside potential! This 2-bedroom, 1-bath home is the perfect opportunity for your next flip or rental project. The property is ready for renovation, offering a blank canvas to bring your vision to life and maximize value. Situated on approximately 0.6 acres (includes lots 44-49), there's plenty of space to expand or enhance the outdoor appeal. A second stick build could also be built on the other lots. There's also a single wide on the property, which could be renovated or removed if desired. Located just minutes from town, this property combines convenience with investment potential.

Key facts

• Ready for renovation
• 0.6 acre lot
• Built 1910

Tags

• READY FOR RENOVATION
• APPROXIMATELY 0.6 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.8% in Brookneal — 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 69/100 on livability (#248 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.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.8% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $50k implies a 1329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.75% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.08%
• DSCR: 2.52
• GRM: 4.8

CMA / ARV

• ARV (median comp): $118,095
• List price: $50,000
• Delta: -57.66%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 M T Holt Ave	0.03mi	2/1.0	768 (-1%)	8mo	$124,900	$163	90
113 Hunter Rd	0.05mi	2/1.0	784 (+1%)	22mo	$97,500	$124	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 3.58×
• Total profit: $36,165
• Equity at exit: $27,629

10-year hold

• IRR: 40.7%
• Equity multiple: 7.27×
• Total profit: $87,731
• Equity at exit: $47,110

Cash invested: $14,000 (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 24528

• Home prices YoY: 2.7%
• Active inventory: 37
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$12 /mo · $142/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $398

Break-even live

Break-even rent $373

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $426	-5% $412	+0% $398	+5% $383	+10% $369
Rent	-10% $328	-5% $363	+0% $398	+5% $432	+10% $467
Rate	-1.0pp $423	-0.5pp $410	base $398	+0.5pp $385	+1.0pp $371

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $50,000 Active 95 DOM
2. 2026-06-19
   days on market $50,000 Active 93 DOM
3. 2026-06-18
   days on market $50,000 Active 92 DOM
4. 2026-06-17
   days on market $50,000 Active 91 DOM
5. 2026-06-16
   days on market $50,000 Active 90 DOM
6. 2026-06-15
   days on market $50,000 Active 89 DOM
7. 2026-06-14
   days on market $50,000 Active 87 DOM
8. 2026-06-13
   days on market $50,000 Active 86 DOM
9. 2026-06-10
   days on market $50,000 Active 84 DOM
10. 2026-06-09
    days on market $50,000 Active 83 DOM
11. 2026-06-08
    days on market $50,000 Active 82 DOM
12. 2026-06-07
    days on market $50,000 Active 81 DOM
13. 2026-06-05
    days on market $50,000 Active 78 DOM
14. 2026-06-02
    days on market $50,000 Active 76 DOM
15. 2026-06-01
    days on market $50,000 Active 75 DOM
16. 2026-05-31
    days on market $50,000 Active 74 DOM
17. 2026-05-30
    days on market $50,000 Active 73 DOM
18. 2026-04-15
    price $50,000 620-char remark

    Show marketing remark (620 chars)

    Investor special with strong upside potential! This 2-bedroom, 1-bath home is the perfect opportunity for your next flip or rental project. The property is ready for renovation, offering a blank canvas to bring your vision to life and maximize value. Situated on approximately 0.6 acres (includes lots 44-49), there's plenty of space to expand or enhance the outdoor appeal. A second stick build could also be built on the other lots. There's also a single wide on the property, which could be renovated or removed if desired. Located just minutes from town, this property combines convenience with investment potential.

19. 2026-03-18
    listed $55,000 Active 620-char remark

    Show marketing remark (620 chars)

    Investor special with strong upside potential! This 2-bedroom, 1-bath home is the perfect opportunity for your next flip or rental project. The property is ready for renovation, offering a blank canvas to bring your vision to life and maximize value. Situated on approximately 0.6 acres (includes lots 44-49), there's plenty of space to expand or enhance the outdoor appeal. A second stick build could also be built on the other lots. There's also a single wide on the property, which could be renovated or removed if desired. Located just minutes from town, this property combines convenience with investment potential.

20. 2021-03-18
    soldstatus $3,500
21. 2020-12-08
    listed $10,000
22. 2020-09-03
    historical
23. 2020-05-19
    listed $10,000
24. 2019-03-20
    listed $12,900

ⓘ 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: $142 · $12/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$268/yr (+$22/mo · 189.2%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,518
• − Mortgage interest: −$2,801
• − Property taxes: −$142
• − Insurance: −$250
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$1,455
• Taxable income: $4,188
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,766/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookneal, VA
• Population (ZIP): 3,793

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 24% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.77%
• Current HPI: 181.6064
• 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

+287.6% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $50,000 LMLS
• 2026-03-18 Listed $55,000 LMLS
• 2021-03-18 Sold (MLS) $3,500 CVRMLS
• 2020-12-08 Listed $10,000 CVRMLS
• 2020-09-03 Listing Removed — MLSRV
• 2020-05-19 Listed $10,000 MLSRV
• 2019-03-20 Listed $12,900 LMLS

Property tax history

+2.1%/yr

Latest (2025): $142 · +0.0% YoY. Source: county tax records.