2739 Brunswick · Emporia, VA 23847

$55,000

3 bd · 2.0 ba · 1,402 sqft · SingleFamily public records · 25 Days on market

Built 1965 0.95 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice country setting just minutes from shopping and medical. Home has 3 bedrooms, 2 baths and a bonus room that could be use for an office or study. Enjoy the large living area and separate dining area. Enclosed front entry way and a large deck in back. Very nice metal one car detached garage and a small club house . Almost an acre lot gives the homeowner plenty of room to have garden, play area or just privacy. Call to schedule a showing.

Key facts

• 0.95 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 4.3% in Emporia — 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 64/100 on livability (#370 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime F, amenities F.
• Greensville County Public School District (town): math 36% / reading 53% proficiency, ranked #114 of 131 in VA (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 24 units permitted in Greensville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greensville County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $55k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.32% ✓
• Cap rate: 20.55%
• Cash-on-cash: 50.94%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $264,978
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Brunswick Rd	0.06mi	3/2.0	1,242 (-11%)	7mo	$235,000	$189	72
3419 Brunswick Rd	0.59mi	3/2.0	1,484 (+6%)	3mo	$265,000	$179	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 48.7%
• Equity multiple: 3.12×
• Total profit: $32,723
• Equity at exit: $8,201

10-year hold

• IRR: 54.3%
• Equity multiple: 6.33×
• Total profit: $82,113
• Equity at exit: $4,755

Cash invested: $15,400 (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 23847

• Home prices YoY: -22.8%
• Active inventory: 36
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $654

Break-even live

Break-even rent $447

Max offer price $55,000

Occupancy floor 44%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $55,000 Active 25 DOM
2. 2026-06-17
   days on market $55,000 Active 24 DOM
3. 2026-06-16
   days on market $55,000 Active 23 DOM
4. 2026-06-15
   days on market $55,000 Active 22 DOM
5. 2026-06-15
   days on market $55,000 Active 21 DOM
6. 2026-06-13
   days on market $55,000 Active 20 DOM
7. 2026-06-12
   days on market $55,000 Active 19 DOM
8. 2026-06-09
   days on market $55,000 Active 16 DOM
9. 2026-06-08
   days on market $55,000 Active 15 DOM
10. 2026-06-08
    days on market $55,000 Active 14 DOM
11. 2026-06-05
    days on market $55,000 Active 12 DOM
12. 2026-06-03
    days on market $55,000 Active 10 DOM
13. 2026-06-02
    days on market $55,000 Active 9 DOM
14. 2026-06-01
    days on market $55,000 Active 8 DOM
15. 2026-05-31
    days on market $55,000 Active 7 DOM
16. 2026-05-31
    price $55,000 Active 6 DOM
17. 2026-05-20
    historical $85,000
18. 2020-04-30
    soldstatus $32,500 444-char remark

    Show marketing remark (444 chars)

    Nice country setting just minutes from shopping and medical. Home has 3 bedrooms, 2 baths and a bonus room that could be use for an office or study. Enjoy the large living area and separate dining area. Enclosed front entry way and a large deck in back. Very nice metal one car detached garage and a small club house . Almost an acre lot gives the homeowner plenty of room to have garden, play area or just privacy. Call to schedule a showing.

19. 2020-04-29
    soldstatus $32,500
20. 2020-03-17
    listed $30,000 444-char remark

    Show marketing remark (444 chars)

    Nice country setting just minutes from shopping and medical. Home has 3 bedrooms, 2 baths and a bonus room that could be use for an office or study. Enjoy the large living area and separate dining area. Enclosed front entry way and a large deck in back. Very nice metal one car detached garage and a small club house . Almost an acre lot gives the homeowner plenty of room to have garden, play area or just privacy. Call to schedule a showing.

ⓘ 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: $498 · $41/mo
• Projected year-2 tax: $498 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $15,289
• − Mortgage interest: −$3,081
• − Property taxes: −$498
• − Insurance: −$275
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$1,600
• Taxable income: $7,389
• Est. tax owed @ 24.0%: −$1,773
• After-tax cash flow: $6,071/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: Greensville County Public School District
• NCES district ID: 5101740
• Math proficiency: 36% ▼ -33.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $40,668
• Composite: 37.27/100
• National rank: #4454
• State rank: #114 of 131 in VA

Livability — Emporia

• Score: 64/100
• State rank: #370
• US rank: #14846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,346

Population outlook (Greensville County) Hauer SSP2

• Today (2025): 11,295 people
• By 2030: 11,065 · -2.0%
• By 2040: 10,929 · -3.2%
• By 2050: 10,825 · -4.2%
• By 2075: 9,457 · -16.3%
• By 2100: 7,536 · -33.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Greensville

• 2024 margin: Lean D (+9.3) · D 54.3% · R 45.1%
• 2008→2024 swing: -19.2pp toward R · 2008: 28.5pp · 2024: 9.3pp
• All cycles: 2024: D+9.3 2020: D+15.6 2016: D+18.8 2012: D+27.8 2008: D+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.80%
• Current HPI: 165.052
• 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

+183.3% since first listed

4 events — show timeline

• 2026-05-20 Coming Soon $85,000 CVRMLS
• 2020-04-30 Sold (MLS) $32,500 RVLG
• 2020-04-29 Sold (Public Records) $32,500 Public Records
• 2020-03-17 Listed $30,000 RVLG

Property tax history

-0.1%/yr

Latest (2025): $498 · +0.0% YoY. Source: county tax records.