68 Lake Crest Dr · Brookneal, VA 24554

$169,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 3 Days on market

Built 1973 0.64 ac lot Est $198k · 14% under

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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 +14.9/30.0
• ARV discount +13.9/15.0
• Schools +5.2/10.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 3-bedroom, 1-bath home is ready for you to move in. Highlights include new flooring, fresh paint, appliances, updated kitchen to include new countertops & cabinetry, updated bathroom with a tile shower. Ideally located in a quiet rural setting, yet close to shopping, dining, and local amenities, this home combines convenience with charm. Perfect for first-time buyers or anyone looking for a turnkey property in a great location!

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• NEW FLOORING
• FRESH PAINT
• UPDATED KITCHEN
• NEW COUNTERTOPS
• UPDATED BATHROOM
• TILE SHOWER

Property features AI

Exterior

• Parking: Off-street parking; 1-car carport
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank
• Home design: Single family residence; 1 story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Lot approximately 0.64 acres; Zoned AG

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Dishwasher; Electric range; Refrigerator; Microwave; Electric water heater; Vinyl flooring; Crawl space; Smoke detector(s)
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $51 ($613/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 $132k (22.3% below list).
• Recommended offer: $132k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Brookneal — 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 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brookneal Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 411 students, 74% FRL); William Campbell High (math 45% / reading 61%, grade C-, #291 of 319 statewide, top 92%, 397 students, 70% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $170k implies a 349% 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 $132,016 (22.3% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $198,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lake Crest Dr	0.04mi	3/1.5	960 (-4%)	1mo	$189,900	$198	89
162 Lake Crest Dr	0.06mi	3/1.5	1,000 (0%)	22mo	$180,000	$180	77
146 Lake Crest Dr	0.08mi	3/1.5	960 (-4%)	15mo	$189,900	$198	75

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-24,367
• Equity at exit: $25,333

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,400
• Equity at exit: $14,690

Cash invested: $47,572 (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 24554

• Home prices YoY: -8.4%
• Active inventory: 41
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $51

Break-even live

Break-even rent $1,255

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $147	-5% $99	+0% $51	+5% $3	+10% $-249
Rent	-10% $-53	-5% $-1	+0% $51	+5% $103	+10% $155
Rate	-1.0pp $137	-0.5pp $94	base $51	+0.5pp $7	+1.0pp $-38

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   statusdays on market $169,900 Pending 3 DOM
2. 2026-06-14
   days on market $169,900 Active 2 DOM
3. 2026-06-13
   remarks 458-char remark
4. 2026-06-13
   listed $169,900 Active 1 DOM

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$1,033/yr (+$86/mo · 286.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,842
• − Mortgage interest: −$9,517
• − Property taxes: −$360
• − Insurance: −$850
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,943
• Taxable loss: −$2,362
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,180/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,564

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 2% Scottish 1% Iranian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.38%
• Current HPI: 167.4705
• 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

+1582.2% since first listed

3 events — show timeline

• 2026-06-11 Listed $169,900 LMLS
• 2005-03-24 Sold (Public Records) $37,800 Public Records
• 1999-01-11 Sold (Public Records) $10,100 Public Records

Property tax history

+2.4%/yr

Latest (2025): $360 · +0.0% YoY. Source: county tax records.