16102 Old Cryors Rd · McKenney, VA 23872

$260,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 60 Days on market

Built 1974 0.57 ac lot $232/sqft · 51% above area Est $227k · 14% over

---

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 +19.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0

Listing remarks MLS

Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

Key facts

• 0.57 acre lot
• Built 1974
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/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 $240k (7.7% below list).
• Recommended offer: $240k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#441 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: crime C-, amenities F, commute F.
• Dinwiddie County Public School District (rural): math 45% / reading 64% proficiency, ranked #81 of 131 in VA (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 82 units permitted in Dinwiddie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Dinwiddie County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $240,046 (7.7% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $227,352
• List price: $260,000
• Delta: 14.36%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16010 Old Cryors Rd	0.07mi	3/1.5	1,056 (-6%)	6mo	$220,000	$208	80
15904 Old Cryors Rd	0.20mi	3/1.0	1,056 (-6%)	12mo	$203,000	$192	71
16404 Old Cryors Rd	0.44mi	4/2.0 (+1)	1,152 (+3%)	1mo	$269,000	$234	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $161,587
• Equity at exit: $234,229

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $459,865
• Equity at exit: $505,123

Cash invested: $72,800 (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 23872

• Active inventory: 11
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $315

Break-even live

Break-even rent $2,001

Max offer price $260,000

Occupancy floor 82%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $260,000 Active 60 DOM
2. 2026-06-17
   days on market $260,000 Active 59 DOM
3. 2026-06-16
   days on market $260,000 Active 58 DOM
4. 2026-06-15
   pricedays on market $260,000 Active 57 DOM
5. 2026-06-13
   days on market $265,000 Active 55 DOM
6. 2026-06-13
   days on market $265,000 Active 54 DOM
7. 2026-06-09
   days on market $265,000 Active 51 DOM
8. 2026-06-08
   days on market $265,000 Active 50 DOM
9. 2026-06-07
   days on market $265,000 Active 49 DOM
10. 2026-06-05
    days on market $265,000 Active 46 DOM
11. 2026-06-03
    days on market $265,000 Active 45 DOM
12. 2026-06-02
    days on market $265,000 Active 44 DOM
13. 2026-06-01
    days on market $265,000 Active 43 DOM
14. 2026-05-31
    days on market $265,000 Active 42 DOM
15. 2026-05-14
    price $269,000 708-char remark

    Show marketing remark (708 chars)

    Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

16. 2026-05-08
    price $274,000 708-char remark

    Show marketing remark (708 chars)

    Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

17. 2026-05-01
    price $275,000 708-char remark

    Show marketing remark (708 chars)

    Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

18. 2026-04-19
    price $280,000 708-char remark

    Show marketing remark (708 chars)

    Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

19. 2026-04-19
    listed $290,000 Active 708-char remark

    Show marketing remark (708 chars)

    Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

20. 2026-04-06
    historical $290,000 708-char remark

    Show marketing remark (708 chars)

    Move-in ready and updated, charming rancher sits on a spacious . 57-acre lot offering the perfect blend of modern upgrades and peaceful country living. Featuring 3 bedrooms and 2 full baths, the home boasts a bright, open layout with hardwood floors, new LVP flooring, and fresh paint. The inviting spacious eat-in kitchen is ideal for both everyday living and entertaining, while updates-including a newer roof, vinyl siding, updated HVAC (2022), and a newer deep well-provide added value and peace of mind. Relax or entertain on the large screened-in back porch overlooking the private yard, with plenty of space for outdoor enjoyment. A true turnkey property with updates already done-don't miss this one.

21. 2024-03-04
    soldstatus $210,000
22. 2024-03-01
    soldstatus $210,000 Closed 1126-char remark

    Show marketing remark (1126 chars)

    Welcome to your charming new home! This delightful property offers comfort and style in a serene neighborhood. The residence boasts a 2022 HVAC system, ensuring efficient climate control throughout the year. A newer roof and vinyl siding provide both durability and aesthetic appeal, while the brand new deep well ensures a reliable water supply for years to come. Step inside to discover an inviting eat-in kitchen, perfect for casual dining and entertaining. The home features new doors and refinished hardwood floors that exude timeless elegance. With 3 bedrooms and 2 full baths, there's ample space for both relaxation and rejuvenation. The property has been freshly renovated, offering a clean and contemporary ambiance that's ready for your personal touch. Outside, a large screened back porch provides an ideal setting for enjoying the tranquil . 57-acre lot, offering plenty of space for outdoor activities and gardening. Whether you're looking for a peaceful retreat or a welcoming space to host friends and family, this property has it all. Don't miss the opportunity to make this beautifully updated home your own!

23. 2024-01-31
    status Pending 1126-char remark

    Show marketing remark (1126 chars)

    Welcome to your charming new home! This delightful property offers comfort and style in a serene neighborhood. The residence boasts a 2022 HVAC system, ensuring efficient climate control throughout the year. A newer roof and vinyl siding provide both durability and aesthetic appeal, while the brand new deep well ensures a reliable water supply for years to come. Step inside to discover an inviting eat-in kitchen, perfect for casual dining and entertaining. The home features new doors and refinished hardwood floors that exude timeless elegance. With 3 bedrooms and 2 full baths, there's ample space for both relaxation and rejuvenation. The property has been freshly renovated, offering a clean and contemporary ambiance that's ready for your personal touch. Outside, a large screened back porch provides an ideal setting for enjoying the tranquil . 57-acre lot, offering plenty of space for outdoor activities and gardening. Whether you're looking for a peaceful retreat or a welcoming space to host friends and family, this property has it all. Don't miss the opportunity to make this beautifully updated home your own!

24. 2024-01-26
    listed $199,950 Active 1126-char remark

    Show marketing remark (1126 chars)

    Welcome to your charming new home! This delightful property offers comfort and style in a serene neighborhood. The residence boasts a 2022 HVAC system, ensuring efficient climate control throughout the year. A newer roof and vinyl siding provide both durability and aesthetic appeal, while the brand new deep well ensures a reliable water supply for years to come. Step inside to discover an inviting eat-in kitchen, perfect for casual dining and entertaining. The home features new doors and refinished hardwood floors that exude timeless elegance. With 3 bedrooms and 2 full baths, there's ample space for both relaxation and rejuvenation. The property has been freshly renovated, offering a clean and contemporary ambiance that's ready for your personal touch. Outside, a large screened back porch provides an ideal setting for enjoying the tranquil . 57-acre lot, offering plenty of space for outdoor activities and gardening. Whether you're looking for a peaceful retreat or a welcoming space to host friends and family, this property has it all. Don't miss the opportunity to make this beautifully updated home your own!

25. 2007-07-26
    soldstatus $45,000
26. 2007-07-25
    soldstatus $45,000
27. 2007-07-25
    soldstatus $45,000
28. 2007-05-07
    listed $62,500
29. 2007-05-07
    listed $62,500

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$821/yr (+$68/mo · 62.6%)

ⓘ 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 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: $28,806
• − Mortgage interest: −$14,564
• − Property taxes: −$1,311
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,564
• Taxable loss: −$542
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $3,914/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: Dinwiddie County Public School District
• NCES district ID: 5101170
• Math proficiency: 45% ▼ -36.00%
• Reading proficiency: 64% ▼ -13.00%
• Median HH income: $51,857
• Composite: 46.62/100
• National rank: #2413
• State rank: #81 of 131 in VA

Livability — McKenney

• Score: 60/100
• State rank: #441
• US rank: #18946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,511
• Population (ZIP): 2,511

Population outlook (Dinwiddie County) Hauer SSP2

• Today (2025): 27,876 people
• By 2030: 27,480 · -1.4%
• By 2040: 26,285 · -5.7%
• By 2050: 24,617 · -11.7%
• By 2075: 21,647 · -22.3%
• By 2100: 18,485 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 35% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Scandinavian 1% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1% Korean 0%

Political lean MEDSL · Dinwiddie

• 2024 margin: Strong R (+23.1) · D 38.1% · R 61.2%
• 2008→2024 swing: -21.0pp toward R · 2008: -2.2pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+16.4 2016: R+12.4 2012: R+2.6 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 80.66%
• Current HPI: 295.8892
• 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

+330.4% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $269,000 CVRMLS
• 2026-05-08 Price Changed $274,000 CVRMLS
• 2026-05-01 Price Changed $275,000 CVRMLS
• 2026-04-19 Price Changed $280,000 CVRMLS
• 2026-04-19 Listed $290,000 CVRMLS
• 2026-04-06 Coming Soon $290,000 CVRMLS
• 2024-03-04 Sold (Public Records) $210,000 Public Records
• 2024-03-01 Sold (MLS) $210,000 CVRMLS
• 2024-01-31 Pending — CVRMLS
• 2024-01-26 Listed $199,950 CVRMLS
• 2007-07-26 Sold (Public Records) $45,000 Public Records
• 2007-07-25 Sold (MLS) $45,000 CVRMLS
• 2007-07-25 Sold (MLS) $45,000 CVRMLS
• 2007-05-07 Listed $62,500 CVRMLS
• 2007-05-07 Listed $62,500 CVRMLS

Property tax history

+5.8%/yr

Latest (2025): $1,311 · +80.1% YoY. Source: county tax records.