2348 Wickliffe Rd · Brookneal, VA 24528

$35,000

2 bd · 1.0 ba · 712 sqft · SingleFamily public records · 9 Days on market

Built 1900 1.00 ac lot

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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

INVESTOR SPECIAL – CASH ONLY! Attention investors, flippers, and rehab enthusiasts! This diamond in the rough at 2348 Wickliffe Rd, Brookneal, VA offers an excellent opportunity to add value and maximize returns. Situated on a spacious lot in a peaceful rural setting, this property is ready for a complete transformation. Bring your vision and renovation expertise to restore this home and unlock its full potential. Whether you're looking for your next fix-and-flip project, rental investment, or portfolio addition, this property presents significant upside for the right buyer. Property is being sold strictly AS-IS, WHERE-IS. Seller will make no repairs. CASH OFFERS ONLY. Opportunity kno

Key facts

• Spacious lot
• 1 acre lot
• Built 1900

Tags

• SPACIOUS LOT
• PEACEFUL RURAL SETTING

Property features AI

Exterior

• Utilities: Well water; Septic system sized to number of bedrooms
• Home design: Detached home; Above-grade living space approximately 712; Fee simple ownership
• Construction: Wood siding exterior; Crawl space foundation; Above grade structure
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $35k).
• Cap rate 22.6% vs local median 3.9% 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: 35 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 $2k of equity ($242 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $35k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $35,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.47% ✓
• Cap rate: 22.56%
• Cash-on-cash: 58.11%
• DSCR: 3.59
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 64.9%
• Equity multiple: 4.86×
• Total profit: $37,817
• Equity at exit: $19,340

10-year hold

• IRR: 62.9%
• Equity multiple: 10.02×
• Total profit: $88,409
• Equity at exit: $32,977

Cash invested: $9,800 (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: 35
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$9 /mo · $108/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $475

Break-even live

Break-even rent $262

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $494	-5% $484	+0% $475	+5% $465	+10% $455
Rent	-10% $406	-5% $440	+0% $475	+5% $509	+10% $543
Rate	-1.0pp $492	-0.5pp $483	base $475	+0.5pp $465	+1.0pp $456

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $35,000 Active 9 DOM
2. 2026-06-18
   days on market $35,000 Active 8 DOM
3. 2026-06-17
   days on market $35,000 Active 7 DOM
4. 2026-06-16
   days on market $35,000 Active 6 DOM
5. 2026-06-15
   days on market $35,000 Active 5 DOM
6. 2026-06-14
   days on market $35,000 Active 3 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $35,000 Active 2 DOM

ⓘ 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: $108 · $9/mo
• Projected year-2 tax: $287 · $24/mo
• Expected delta: +$179/yr (+$15/mo · 165.7%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $10,354
• − Mortgage interest: −$1,961
• − Property taxes: −$108
• − Insurance: −$175
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$1,018
• Taxable income: $5,436
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $4,390/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

• 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

+100.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $35,000 BRIGHT MLS
• 2005-12-16 Sold (Public Records) $17,500 Public Records

Property tax history

-5.6%/yr

Latest (2025): $108 · +0.0% YoY. Source: county tax records.