29186 Hunt Club Dr · Franklin, VA 23837

$164,900

3 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 27 Days on market

Built 1973 0.49 ac lot $120/sqft · 44% below area Est $293k · 44% under ↓ 6% since listing

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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 +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Great Opportunity to Gain Some Equity with this 3 Bedroom, 2 Bath Brick Ranch on a 1/2 Acre Lot. This home has a large Den and Kitchen are and a enclosed porch the entire width of the home on the rear. Large Utility Room. There are 2 large buildings for lots of outside storage with lots of possibilities. This is located on a shorter dead end road so limited traffic. This would be a great property for a homeowner or for an investor for a flip or rental.

Key facts

• 0.49 acre lot
• Built 1973
• Listed 27 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking spaces
• Utilities: Septic sewer; Well water; Electric water heater
• Home design: Detached ranch; Single-story
• Construction: Brick siding; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Well water; Ramp for accessibility; Storage shed; Other additional structure

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom on first floor; Additional bedroom (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Window/wall cooling units
• Interior features: Pull-down attic stairs; Scuttle access
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (52.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (25.9% below list).
• Recommended offer: $79k (52.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.8% in Franklin — 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 59/100 on livability (#461 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Southampton County Public School District (rural): math 43% / reading 66% proficiency, ranked #85 of 131 in VA (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverdale Elementary (math 52% / reading 67%, grade B-, #536 of 1,108 statewide, top 51%, 548 students, 76% FRL); Southampton Middle (math 31% / reading 56%, grade D, #285 of 342 statewide, top 84%, 566 students, 76% FRL); Southampton High (math 47% / reading 77%, grade B-, #231 of 319 statewide, top 75%, 769 students, 75% FRL) — zoned schools average 76% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 60 units permitted in Southampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Southampton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 27 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 74% 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 $78,875 (52.2% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.74% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $293,026
• List price: $164,900
• Delta: -43.73%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29213 Hunt Club Dr	0.07mi	3/2.0	1,290 (-6%)	9mo	$299,000	$232	79

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: 15.5%
• Equity multiple: 2.28×
• Total profit: $59,004
• Equity at exit: $148,555

10-year hold

• IRR: 15.1%
• Equity multiple: 5.30×
• Total profit: $198,568
• Equity at exit: $320,364

Cash invested: $46,172 (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 23837

• Home prices YoY: 4.9%
• Active inventory: 42
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-487

Break-even live

Break-even rent $1,839

Max offer price $78,875

Occupancy floor —

Sensitivity live

Price	-10% $-394	-5% $-440	+0% $-487	+5% $-534	+10% $-580
Rent	-10% $-584	-5% $-535	+0% $-487	+5% $-439	+10% $-390
Rate	-1.0pp $-404	-0.5pp $-445	base $-487	+0.5pp $-530	+1.0pp $-573

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   status $164,900 Under Contract 27 DOM
2. 2026-06-03
   days on market $164,900 Active 27 DOM
3. 2026-06-02
   days on market $164,900 Active 26 DOM
4. 2026-06-01
   days on market $164,900 Active 25 DOM
5. 2026-05-31
   days on market $164,900 Active 24 DOM
6. 2026-05-06
   listed $174,900 Active 461-char remark

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$240/yr (+$20/mo · 21.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 74% 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: $14,669
• − Mortgage interest: −$9,237
• − Property taxes: −$1,112
• − Insurance: −$5,943
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,797
• Taxable loss: −$8,767
• Est. tax savings @ 24.0%: +$2,104
• After-tax cash flow: $-3,740/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: Southampton County Public School District
• NCES district ID: 5103600
• Math proficiency: 43% ▼ -42.00%
• Reading proficiency: 66% ▼ -14.00%
• Median HH income: $48,952
• Composite: 46.32/100
• National rank: #2472
• State rank: #85 of 131 in VA

Livability — Franklin

• Score: 59/100
• State rank: #461
• US rank: #19645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,414

Population outlook (Southampton County) Hauer SSP2

• Today (2025): 17,420 people
• By 2030: 16,944 · -2.7%
• By 2040: 15,790 · -9.4%
• By 2050: 14,244 · -18.2%
• By 2075: 11,048 · -36.6%
• By 2100: 7,838 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 37% Two or more races 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · German/W. Germanic 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Southampton

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -23.5pp toward R · 2008: -2.0pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+18.0 2016: R+16.2 2012: R+3.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.64%
• Current HPI: 292.9774
• 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

-5.7% since first listed

3 events — show timeline

• 2026-06-04 Pending — REINMLS
• 2026-05-27 Price Changed $164,900 REINMLS
• 2026-05-06 Listed $174,900 REINMLS

Property tax history

+1.8%/yr

Latest (2025): $1,112 · +0.0% YoY. Source: county tax records.