508 Brook Ave · South Hill, VA 23970

$94,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 142 Days on market

Built 1965 8,712 sqft lot $63/sqft · 58% below area ↓ 20% since listing

---

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
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced! 4 bedroom 2 bath ranch style home offers the homeowner plenty of entertaining space with 2 large family rooms. Kitchen features plenty of cabinet space and opportunity to expand. You will enjoy the convenience as it is close to shopping. Buyer is encouraged to do their due diligence as seller and agent is not responsible for material facts. All information was obtained from tax records. Property is sold as is where is. Subject to 8 day first look period. Dominion Energy-power, Town of South Hill-Water/Sewer. Oil Provider- Parker Oil

Key facts

• 8,712 sq ft lot
• Built 1965
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 4.5% in South Hill — 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 77/100 on livability (#102 in VA, #3,220 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.96% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.50%
• DSCR: 2.80
• GRM: 4.3

CMA / ARV

• ARV (median comp): $227,488
• List price: $94,900
• Delta: -58.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Goodes Ferry Rd	0.40mi	3/1.5	1,392 (-8%)	2mo	$142,000	$102	64
417 Jeffreys Ln	0.30mi	4/2.0 (+1)	1,344 (-11%)	13mo	$244,000	$182	52
702 Holmes St	0.73mi	3/2.5	1,588 (+5%)	13mo	$290,000	$183	44
401 W High St	0.66mi	3/1.0	1,310 (-13%)	1mo	$224,000	$171	42

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: 36.9%
• Equity multiple: 2.57×
• Total profit: $41,712
• Equity at exit: $14,150

10-year hold

• IRR: 43.5%
• Equity multiple: 5.13×
• Total profit: $109,768
• Equity at exit: $8,205

Cash invested: $26,572 (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 23970

• Home prices YoY: -16.6%
• Active inventory: 58
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $897

Break-even live

Break-even rent $723

Max offer price $94,900

Occupancy floor 47%

Sensitivity live

Price	-10% $950	-5% $924	+0% $897	+5% $870	+10% $843
Rent	-10% $750	-5% $823	+0% $897	+5% $970	+10% $1,044
Rate	-1.0pp $945	-0.5pp $921	base $897	+0.5pp $872	+1.0pp $847

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Beaver Creek Dr South Hill, VA	3.0	2.0	1572	$2,100	$1.34	45d	1	1.14mi
440 Thompson St La Crosse, VA	3.0	2.0	1558	$1,650	$1.06	15d	1	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $94,900 Active 142 DOM
2. 2026-06-17
   days on market $94,900 Active 141 DOM
3. 2026-06-16
   days on market $94,900 Active 140 DOM
4. 2026-06-15
   days on market $94,900 Active 139 DOM
5. 2026-06-14
   days on market $94,900 Active 137 DOM
6. 2026-06-13
   days on market $94,900 Active 136 DOM
7. 2026-06-10
   remarks 583-char remark
8. 2026-06-10
   pricedays on market $94,900 Active 134 DOM
9. 2026-06-09
   days on market $99,900 Active 133 DOM
10. 2026-06-08
    days on market $99,900 Active 132 DOM
11. 2026-06-07
    days on market $99,900 Active 131 DOM
12. 2026-06-05
    days on market $99,900 Active 128 DOM
13. 2026-06-03
    days on market $99,900 Active 127 DOM
14. 2026-06-02
    days on market $99,900 Active 126 DOM
15. 2026-06-01
    days on market $99,900 Active 125 DOM
16. 2026-05-31
    days on market $99,900 Active 124 DOM
17. 2026-05-31
    days on market $99,900 Active 123 DOM
18. 2026-04-26
    price $99,900 553-char remark

    Show marketing remark (553 chars)

    Price Reduced! 4 bedroom 2 bath ranch style home offers the homeowner plenty of entertaining space with 2 large family rooms. Kitchen features plenty of cabinet space and opportunity to expand. You will enjoy the convenience as it is close to shopping. Buyer is encouraged to do their due diligence as seller and agent is not responsible for material facts. All information was obtained from tax records. Property is sold as is where is. Subject to 8 day first look period. Dominion Energy-power, Town of South Hill-Water/Sewer. Oil Provider- Parker Oil

19. 2026-03-10
    price $104,900 553-char remark

    Show marketing remark (553 chars)

    Price Reduced! 4 bedroom 2 bath ranch style home offers the homeowner plenty of entertaining space with 2 large family rooms. Kitchen features plenty of cabinet space and opportunity to expand. You will enjoy the convenience as it is close to shopping. Buyer is encouraged to do their due diligence as seller and agent is not responsible for material facts. All information was obtained from tax records. Property is sold as is where is. Subject to 8 day first look period. Dominion Energy-power, Town of South Hill-Water/Sewer. Oil Provider- Parker Oil

20. 2026-01-27
    listed $109,900 Active 553-char remark

    Show marketing remark (553 chars)

    Price Reduced! 4 bedroom 2 bath ranch style home offers the homeowner plenty of entertaining space with 2 large family rooms. Kitchen features plenty of cabinet space and opportunity to expand. You will enjoy the convenience as it is close to shopping. Buyer is encouraged to do their due diligence as seller and agent is not responsible for material facts. All information was obtained from tax records. Property is sold as is where is. Subject to 8 day first look period. Dominion Energy-power, Town of South Hill-Water/Sewer. Oil Provider- Parker Oil

21. 2024-08-12
    soldstatus $125,000

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$375/yr (+$31/mo · 92.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,292
• − Mortgage interest: −$5,316
• − Property taxes: −$404
• − Insurance: −$474
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$2,761
• Taxable income: $9,771
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $8,416/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — South Hill

• Score: 77/100
• State rank: #102
• US rank: #3220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Hill, VA
• County: Mecklenburg County · 8,109 people
• City population: 8,109
• Metro: nan
• Population (ZIP): 8,109
• Household income: $65,170
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 129.0

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 50% Black 37% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.95%
• Current HPI: 190.7286
• Rent YoY: —
• Metro: nan
• 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

-20.1% since first listed

4 events — show timeline

• 2026-04-26 Price Changed $99,900 RVLG
• 2026-03-10 Price Changed $104,900 RVLG
• 2026-01-27 Listed $109,900 RVLG
• 2024-08-12 Sold (Public Records) $125,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $404 · +29.6% YoY. Source: county tax records.