59 Serenity Pl · Charlotte Court House, VA 23923

$179,000

3 bd · 2.0 ba · 1,971 sqft · Manufactured public records · 7 Days on market

Built 1999 2.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks

Well-kept home that is ready for a new owner. Offering 4 bedrooms with two full baths. Livingroom, family room and eat-in kitchen. Nice layout for a large family. Two sheds that will convey as well as all major appliances. Approx. 2 +/- open acres, plenty of room for a garden or adding a garage.

Key facts

• Major appliances
• Open acres
• Room for a garden

Tags

• TWO SHEDS
• MAJOR APPLIANCES
• OPEN ACRES
• ROOM FOR A GARDEN

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Residential property; 2-acre lot
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Has heating
• Interior features: Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (35.4% below list).
• Recommended offer: $116k (35.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#143 in VA, #4,687 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Prince Edward County Public School District (town): math 25% / reading 48% proficiency, ranked #126 of 131 in VA (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Prince Edward Elementary (math 33% / reading 40%, grade F, #953 of 1,108 statewide, top 86%, 808 students, 100% FRL); Prince Edward Middle (math 23% / reading 47%, grade F, #327 of 342 statewide, top 96%, 544 students, 98% FRL); Prince Edward County High (math 22% / reading 67%, grade F, #310 of 319 statewide, top 98%, 535 students, 101% FRL) — zoned schools average 99% FRL vs 65% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 65 units permitted in Prince Edward County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Prince Edward County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $115,555 (35.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.65% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $87,160
• Equity at exit: $161,257

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $264,564
• Equity at exit: $347,758

Cash invested: $50,120 (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 23923

• Home prices YoY: 5.7%
• Active inventory: 19
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-161

Break-even live

Break-even rent $1,359

Max offer price $150,583

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-110	+0% $-161	+5% $-212	+10% $-262
Rent	-10% $-252	-5% $-207	+0% $-161	+5% $-115	+10% $-70
Rate	-1.0pp $-71	-0.5pp $-115	base $-161	+0.5pp $-207	+1.0pp $-254

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 296-char remark
2. 2026-04-27
   listed $179,000 Active 296-char remark

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$742/yr (+$62/mo · 102.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,867
• − Mortgage interest: −$10,027
• − Property taxes: −$726
• − Insurance: −$895
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$5,207
• Taxable loss: −$5,207
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $-681/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: Prince Edward County Public School District
• NCES district ID: 5103060
• Math proficiency: 25% ▼ -37.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $39,482
• Composite: 30.49/100
• National rank: #6221
• State rank: #126 of 131 in VA

Livability — Charlotte Court House

• Score: 74/100
• State rank: #143
• US rank: #4687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,395

Population outlook (Prince Edward County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 24,161 · -0.9%
• By 2040: 23,194 · -4.9%
• By 2050: 22,292 · -8.6%
• By 2075: 20,854 · -14.5%
• By 2100: 19,030 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Prince Edward

• 2024 margin: Toss-up / Even · D 48.2% · R 50.7% · Other 1.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 9.9pp · 2024: -2.6pp
• All cycles: 2024: R+2.6 2020: D+5.6 2016: D+5.4 2012: D+12.8 2008: D+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.06%
• Current HPI: 205.1735
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $179,000 SCAR
• 2026-05-04 Pending — SCAR
• 2026-04-27 Listed $179,000 SCAR

Property tax history

+4.5%/yr

Latest (2025): $726 · +19.3% YoY. Source: county tax records.