125 Harper Ln · Blairs, VA 24527

$175,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 31 Days on market

Built 2006 0.90 ac lot

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 2006 doublewide offers comfortable one-level living on nearly an acre, giving you the space & peaceful setting you've been searching for. Inside, you'll find a functional layout with generous living spaces, a spacious kitchen with ample cabinetry, and a split-bedroom design that offers added privacy. The home has been lovingly cared for over the years and provides a wonderful opportunity for buyers looking for affordability, space, and country charm all in one package. Enjoy the large yard with room for gardening, outdoor entertaining, or simply relaxing and enjoying the surroundings. Being sold as is, where is. Seller will provide no inspections. Agents, read pri

Key facts

• Split bedroom design
• Outdoor entertaining
• Spacious kitchen

Tags

• ONE LEVEL LIVING
• SPACIOUS KITCHEN
• SPLIT BEDROOM DESIGN
• LARGE YARD
• ROOM FOR GARDENING
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Other: Zoning: A1; Lot size: 0.9 acres
• Financial info: Property tax annual amount provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Private well water; Septic tank sewer
• Home design: Mobile home (residential); Single-story; Facing information not provided
• Construction: Vinyl siding; Composition roof; Built area above grade: 1,404 (finished)
• Exterior features: Front porch; Outbuilding

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump; Electric heating
• Interior features: Living room fireplace; Crawl space basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (10.5% below list).
• Recommended offer: $157k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#253 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety C-, employment D+.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Southside Elementary (math 67% / reading 77%, grade A-, #273 of 1,108 statewide, top 27%, 413 students, 82% FRL); Chatham Middle (math 52% / reading 77%, grade A-, #123 of 342 statewide, top 37%, 426 students, 81% FRL); Chatham High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 659 students, 79% FRL) — zoned schools average 81% FRL vs 47% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pittsylvania County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,564 (10.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-16,519
• Equity at exit: $26,093

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $653
• Equity at exit: $15,131

Cash invested: $49,000 (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 24527

• Home prices YoY: -23.9%
• Active inventory: 15
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $187

Break-even live

Break-even rent $1,329

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $286	-5% $237	+0% $187	+5% $138	+10% $88
Rent	-10% $63	-5% $125	+0% $187	+5% $249	+10% $311
Rate	-1.0pp $275	-0.5pp $232	base $187	+0.5pp $142	+1.0pp $96

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $175,000 Active 31 DOM
2. 2026-06-18
   days on market $175,000 Active 30 DOM
3. 2026-06-17
   days on market $175,000 Active 29 DOM
4. 2026-06-16
   days on market $175,000 Active 28 DOM
5. 2026-06-15
   days on market $175,000 Active 27 DOM
6. 2026-06-14
   days on market $175,000 Active 25 DOM
7. 2026-06-13
   days on market $175,000 Active 24 DOM
8. 2026-06-10
   days on market $175,000 Active 22 DOM
9. 2026-06-09
   days on market $175,000 Active 21 DOM
10. 2026-06-08
    days on market $175,000 Active 20 DOM
11. 2026-06-07
    days on market $175,000 Active 19 DOM
12. 2026-06-03
    days on market $175,000 Active 15 DOM
13. 2026-06-02
    days on market $175,000 Active 14 DOM
14. 2026-06-01
    days on market $175,000 Active 13 DOM
15. 2026-05-31
    days on market $175,000 Active 12 DOM
16. 2026-05-30
    days on market $175,000 Active 11 DOM
17. 2026-05-19
    listed $175,000 Active

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$725/yr (+$60/mo · 102.1%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,788
• − Mortgage interest: −$9,803
• − Property taxes: −$710
• − Insurance: −$875
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,091
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $2,412/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 of 131 in VA

Livability — Blairs

• Score: 69/100
• State rank: #253
• US rank: #8616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,190

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 29% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.54%
• Current HPI: 157.6492
• 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

1 event — show timeline

• 2026-05-19 Listed $175,000 DRRAR

Property tax history

+4.3%/yr

Latest (2025): $710 · +0.0% YoY. Source: county tax records.