2335 Davis Hwy · Louisa, VA 23117

$249,900

3 bd · 1.5 ba · 1,000 sqft · Manufactured · 5 Days on market

Built 2013 5.83 ac lot

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Why this score? — see what drove the D 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This opportunity can't be missed, this property in central Louisa County is waiting on the right buyers! Located on Davis Highway between the towns of Louisa and Mineral, this 5.83 acre lot with a ~1,000 sqft mobile home is minutes away from all the conveniences you may need, like grocery stores, town offices and parks, and just 15 minutes from the closest boat ramp in Lake Anna. Located at the end of a private drive, this property provides all the privacy you desire. The mobile home transfers with the property and is ready to be revitalized, with well, septic and electric services on site, as well as a large storage shed!

Key facts

• Fully renovated
• Brand new hvac
• Exceptional privacy

Tags

• 6 ACRE WOODED RETREAT
• LAKE ANNA BOAT ACCESS
• FULLY RENOVATED
• BRAND NEW HVAC
• FRESH MODERN FINISHES
• EXCEPTIONAL PRIVACY

Property features AI

Exterior

• Utilities: Private well water; Septic tank; Satellite internet available
• Home design: Detached single-level home; One story; Entry level: first floor
• Construction: Manufactured construction; Block foundation
• Exterior features: Approximately 5.83 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms (total of 2 bathrooms)
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-74 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.3% below list).
• Recommended offer: $209k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Louisa — 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 72/100 on livability (#199 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime A-; Watch: housing D+, amenities F, commute F.
• Louisa County Public School District (rural): math 64% / reading 77% proficiency, ranked #19 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Thomas Jefferson Elementary (math 59% / reading 72%, grade B+, #410 of 1,108 statewide, top 37%, 632 students, 84% FRL); Louisa County Middle (math 59% / reading 76%, grade A-, #98 of 342 statewide, top 30%, 1,152 students, 64% FRL); Louisa County High (math 86% / reading 92%, grade A+, #10 of 319 statewide, top 3%, 1,653 students, 63% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 292 active listings in the ZIP; 408 units permitted in Louisa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Louisa County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $250k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,182 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.0

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-45,206
• Equity at exit: $37,261

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-45,343
• Equity at exit: $21,607

Cash invested: $69,972 (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 23117

• Home prices YoY: -9.3%
• Active inventory: 292
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-74

Break-even live

Break-even rent $2,186

Max offer price $239,125

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $12	+0% $-74	+5% $-161	+10% $-247
Rent	-10% $-240	-5% $-157	+0% $-74	+5% $8	+10% $91
Rate	-1.0pp $51	-0.5pp $-11	base $-74	+0.5pp $-139	+1.0pp $-205

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $249,900 Active
3. 2025-08-13
   soldstatus $100,000 Sold 630-char remark

   Show marketing remark (630 chars)

   This opportunity can't be missed, this property in central Louisa County is waiting on the right buyers! Located on Davis Highway between the towns of Louisa and Mineral, this 5.83 acre lot with a ~1,000 sqft mobile home is minutes away from all the conveniences you may need, like grocery stores, town offices and parks, and just 15 minutes from the closest boat ramp in Lake Anna. Located at the end of a private drive, this property provides all the privacy you desire. The mobile home transfers with the property and is ready to be revitalized, with well, septic and electric services on site, as well as a large storage shed!

4. 2025-08-13
   soldstatus $100,000

   Show marketing remark (630 chars)

   This opportunity can't be missed, this property in central Louisa County is waiting on the right buyers! Located on Davis Highway between the towns of Louisa and Mineral, this 5.83 acre lot with a ~1,000 sqft mobile home is minutes away from all the conveniences you may need, like grocery stores, town offices and parks, and just 15 minutes from the closest boat ramp in Lake Anna. Located at the end of a private drive, this property provides all the privacy you desire. The mobile home transfers with the property and is ready to be revitalized, with well, septic and electric services on site, as well as a large storage shed!

5. 2025-05-26
   status Pending 630-char remark

   Show marketing remark (630 chars)

   This opportunity can't be missed, this property in central Louisa County is waiting on the right buyers! Located on Davis Highway between the towns of Louisa and Mineral, this 5.83 acre lot with a ~1,000 sqft mobile home is minutes away from all the conveniences you may need, like grocery stores, town offices and parks, and just 15 minutes from the closest boat ramp in Lake Anna. Located at the end of a private drive, this property provides all the privacy you desire. The mobile home transfers with the property and is ready to be revitalized, with well, septic and electric services on site, as well as a large storage shed!

6. 2025-05-22
   listed $109,000 Active 630-char remark

   Show marketing remark (630 chars)

   This opportunity can't be missed, this property in central Louisa County is waiting on the right buyers! Located on Davis Highway between the towns of Louisa and Mineral, this 5.83 acre lot with a ~1,000 sqft mobile home is minutes away from all the conveniences you may need, like grocery stores, town offices and parks, and just 15 minutes from the closest boat ramp in Lake Anna. Located at the end of a private drive, this property provides all the privacy you desire. The mobile home transfers with the property and is ready to be revitalized, with well, septic and electric services on site, as well as a large storage shed!

7. 2013-08-16
   soldstatus $65,000
8. 2013-06-07
   listed $75,000
9. 2013-05-01
   historical
10. 2012-10-30
    listed $75,000
11. 2011-04-13
    historical
12. 2011-04-13
    listed $84,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $25,102
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$7,270
• Taxable loss: −$5,181
• Est. tax savings @ 24.0%: +$1,243
• After-tax cash flow: $350/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: Louisa County Public School District
• NCES district ID: 5102280
• Math proficiency: 64% ▼ -21.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $55,036
• Composite: 60.21/100
• National rank: #862
• State rank: #19 of 131 in VA

Livability — Louisa

• Score: 72/100
• State rank: #199
• US rank: #6156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,772

Population outlook (Louisa County) Hauer SSP2

• Today (2025): 36,941 people
• By 2030: 37,752 · +2.2%
• By 2040: 38,605 · +4.5%
• By 2050: 38,480 · +4.2%
• By 2075: 38,011 · +2.9%
• By 2100: 34,748 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Romanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Louisa

• 2024 margin: Strong R (+26.2) · D 36.5% · R 62.7%
• 2008→2024 swing: -18.4pp toward R · 2008: -7.8pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+22.9 2016: R+24.6 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.27%
• Current HPI: 335.147
• 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

+195.7% since first listed

12 events — show timeline

• 2026-05-13 Pending — CAAR
• 2026-05-08 Listed $249,900 CAAR
• 2025-08-13 Sold (Public Records) $100,000 Public Records
• 2025-08-13 Sold (MLS) $100,000 CAAR
• 2025-05-26 Pending — CAAR
• 2025-05-22 Listed $109,000 CAAR
• 2013-08-16 Sold (Public Records) $65,000 Public Records
• 2013-06-07 Listed $75,000 CAAR
• 2013-05-01 Listing Removed — CAAR
• 2012-10-30 Listed $75,000 CAAR
• 2011-04-13 Listing Removed — CAAR
• 2011-04-13 Listed $84,500 CAAR

Property tax history

+1.2%/yr

Latest (2024): $352 · +3.8% YoY. Source: county tax records.