1059 Regent Rd

Weems, VA 23169

$82,500B

3 bd · 2.0 ba · 1,360 sqft · Built 1960 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,405/mo
• Mortgage (P&I): −$433
• Tax + insurance: −$89
• HOA: −$0
• Vac / Maint / Mgmt: −$295
• Net cashflow: $589/mo
• Annual: $7,067/yr
• Cap rate: 14.86%
• Cash-on-cash: 30.59%
• DSCR: 2.36
• 1% rule: 1.70%
• Cash to close: $23,100

Investor read

• This is a 3-bed/2.0-bath single-family listed at $82k.
• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• It's been on market 17 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-1.7%/yr); year-one equity from $570 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Middlesex County Public School District (rural): math 45% / reading 59% proficiency, ranked #90 of 131 in VA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Middlesex Elementary (math 40% / reading 53%, grade D-, #817 of 1,108 statewide, top 74%, 611 students, 97% FRL); St. Clare Walker Middle (math 33% / reading 57%, grade D, #274 of 342 statewide, top 81%, 287 students, 87% FRL); Middlesex High (math 92% / reading 82%, grade A, #16 of 319 statewide, top 5%, 346 students, 99% FRL) — zoned schools average 94% FRL vs 44% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 97 units permitted in Middlesex County in 2024 (0 in 5+ unit buildings).
• Middlesex County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 14.9% vs local median 1.2% in Weems — 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.

Questions for listing agent

• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.