1740 Scuffletown Rd · Phenix, VA 23923

$149,900

3 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 16 Days on market

Built 2002 2.18 ac lot $96/sqft · 15% below area Est $177k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in Charlotte County, this 2.18-acre property offers a great opportunity with valuable features already in place, including a metal roof, 2-bay metal garage on slab, owned propane tank, backup generator, and access to RiverStreet Fiber internet. The home also features a large back deck, front porch. The setting provides a sense of privacy while still being within reasonable distance to nearby towns and amenities. The home offers a solid starting point for a buyer looking to personalize or make light improvements. Central HVAC is currently non-functional, and the backup generator will require repair. Property is being sold as-is. Information deemed reliable but not guaranteed.

Key facts

• Large back deck
• Metal roof
• 2-bay metal garage

Tags

• METAL ROOF
• 2-BAY METAL GARAGE
• OWNED PROPANE TANK
• BACKUP GENERATOR
• LARGE BACK DECK
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $22 ($267/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 $114k (23.8% below list).
• Recommended offer: $114k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#360 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools A-, employment B+; Watch: health & safety C-, crime D+, amenities F.
• Charlotte County Public School District (rural): math 51% / reading 72% proficiency, ranked #59 of 131 in VA (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 39 units permitted in Charlotte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Charlotte County population projected at -26% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $114,226 (23.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
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: 0.76% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (median comp): $177,163
• List price: $149,900
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $82,977
• Equity at exit: $135,042

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $243,084
• Equity at exit: $291,223

Cash invested: $41,972 (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 23923

• Home prices YoY: 5.7%
• Active inventory: 19
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $22

Break-even live

Break-even rent $1,114

Max offer price $149,900

Occupancy floor 93%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Located in Charlotte County, this 2.18-acre property offers a great opportunity with valuable features already in place, including a metal roof, 2-bay metal garage on slab, owned propane tank, backup generator, and access to RiverStreet Fiber internet. The home also features a large back deck, front porch. The setting provides a sense of privacy while still being within reasonable distance to nearby towns and amenities. The home offers a solid starting point for a buyer looking to personalize or make light improvements. Central HVAC is currently non-functional, and the backup generator will require repair. Property is being sold as-is. Information deemed reliable but not guaranteed.

2. 2026-04-19
   listed $149,900 Active 691-char remark

   Show marketing remark (691 chars)

   Located in Charlotte County, this 2.18-acre property offers a great opportunity with valuable features already in place, including a metal roof, 2-bay metal garage on slab, owned propane tank, backup generator, and access to RiverStreet Fiber internet. The home also features a large back deck, front porch. The setting provides a sense of privacy while still being within reasonable distance to nearby towns and amenities. The home offers a solid starting point for a buyer looking to personalize or make light improvements. Central HVAC is currently non-functional, and the backup generator will require repair. Property is being sold as-is. Information deemed reliable but not guaranteed.

3. 2022-03-25
   soldstatus $142,000 387-char remark

   Show marketing remark (387 chars)

   Private and Secluded. This Spacious Home has a metal roof, heat pump, and full house generator recently installed. Permanent Foundation. Fenced back yard. Detached 2 bay Garage Workshop, and storage building. This property has so much to offer. Within minutes of Charlotte Court House. This property has so much to offer and is waiting for your personal touch. Hurry, it won't last long!

4. 2022-03-25
   soldstatus $142,000

   Show marketing remark (387 chars)

   Private and Secluded. This Spacious Home has a metal roof, heat pump, and full house generator recently installed. Permanent Foundation. Fenced back yard. Detached 2 bay Garage Workshop, and storage building. This property has so much to offer. Within minutes of Charlotte Court House. This property has so much to offer and is waiting for your personal touch. Hurry, it won't last long!

5. 2022-03-25
   soldstatus $142,000

   Show marketing remark (387 chars)

   Private and Secluded. This Spacious Home has a metal roof, heat pump, and full house generator recently installed. Permanent Foundation. Fenced back yard. Detached 2 bay Garage Workshop, and storage building. This property has so much to offer. Within minutes of Charlotte Court House. This property has so much to offer and is waiting for your personal touch. Hurry, it won't last long!

6. 2021-12-30
   listed $149,900

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$850/yr (+$71/mo · 224.1%)

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

Taxation est. · year 1

• Rental income: $13,707
• − Mortgage interest: −$8,397
• − Property taxes: −$379
• − Insurance: −$750
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$4,361
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $836/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: Charlotte County Public School District
• NCES district ID: 5100750
• Math proficiency: 51% ▼ -35.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $35,822
• Composite: 50.88/100
• National rank: #1794
• State rank: #59 of 131 in VA

Livability — Phenix

• Score: 64/100
• State rank: #360
• US rank: #14410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,395

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 11,224 people
• By 2030: 10,663 · -5.0%
• By 2040: 9,445 · -15.8%
• By 2050: 8,271 · -26.3%
• By 2075: 5,985 · -46.7%
• By 2100: 3,716 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+32.5) · D 33.4% · R 66.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -10.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+24.2 2016: R+22.9 2012: R+13.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.06%
• Current HPI: 205.1735
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-06 Pending — SCAR
• 2026-04-19 Listed $149,900 SCAR
• 2022-03-25 Sold (Public Records) $142,000 Public Records
• 2022-03-25 Sold (MLS) $142,000 LMLS
• 2022-03-25 Sold (MLS) $142,000 SCAR
• 2021-12-30 Listed $149,900 LMLS

Property tax history

+4.7%/yr

Latest (2025): $379 · +5.1% YoY. Source: county tax records.