586 Hardtimes Rd · Hampden-Sydney, VA 23901

$179,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 19 Days on market

Built 1955 0.72 ac lot $129/sqft · 25% below area Est $168k · 7% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• ARV discount +4.4/15.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied on a monthly basis. Nice setting. Storage sheds. Owner/Agent

Key facts

• 0.72 acre lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Lot with rolling slope (0.72 acre)

Exterior

• Parking: Detached garage; Carport; Driveway (unpaved)
• Utilities: Well water; Septic tank
• Home design: Single-story house; Resale property; Property is attached
• Construction: Brick and frame construction; Composition roof; Built year unknown
• Exterior features: Front porch; Porch; Unpaved driveway; Shed(s)

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedroom(s) on the first level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom with tub & shower
• Heating & cooling: Forced air heating (oil); Electric cooling
• Interior features: Bedroom on main level; Main level primary; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $152k (15.3% below list).
• Recommended offer: $152k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.2% in Hampden-Sydney — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Prince Edward County Public School District (town): math 25% / reading 48% proficiency, ranked #126 of 131 in VA (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 65 units permitted in Prince Edward County in 2024 (5 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.
• Prince Edward County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,361 (15.3% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.85% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $168,431
• List price: $179,900
• Delta: 6.81%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
299 Sunset Ridge Dr. Dr	0.70mi	3/2.0	1,344 (-4%)	19mo	$255,000	$190	41

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-20,406
• Equity at exit: $26,824

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-6,747
• Equity at exit: $15,554

Cash invested: $50,372 (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 23901

• Home prices YoY: -21.9%
• Active inventory: 151
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $139

Break-even live

Break-even rent $1,348

Max offer price $179,900

Occupancy floor 86%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Pending 76-char remark

   Show marketing remark (64 chars)

   Tenant occupied on a monthly basis. Nice setting. Storage sheds.

2. 2026-05-18
   status Pending 64-char remark

   Show marketing remark (64 chars)

   Tenant occupied on a monthly basis. Nice setting. Storage sheds.

3. 2026-05-18
   status Pending

   Show marketing remark (64 chars)

   Tenant occupied on a monthly basis. Nice setting. Storage sheds.

4. 2026-04-29
   listed $179,900 Active

   Show marketing remark (76 chars)

   Tenant occupied on a monthly basis. Nice setting. Storage sheds. Owner/Agent

5. 2026-04-29
   listed $179,900 Active 76-char remark

   Show marketing remark (76 chars)

   Tenant occupied on a monthly basis. Nice setting. Storage sheds. Owner/Agent

6. 2026-04-29
   listed $179,900 Active 64-char remark

   Show marketing remark (76 chars)

   Tenant occupied on a monthly basis. Nice setting. Storage sheds. Owner/Agent

7. 2024-05-15
   soldstatus $150,000

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$916/yr (+$76/mo · 163.8%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,283
• − Mortgage interest: −$10,077
• − Property taxes: −$559
• − Insurance: −$900
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$5,233
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $2,003/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: Prince Edward County Public School District
• NCES district ID: 5103060
• Math proficiency: 25% ▼ -37.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $39,482
• Composite: 30.49/100
• National rank: #6221
• State rank: #126 of 131 in VA

Livability — Hampden-Sydney

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 1,020
• Population (ZIP): 15,016

Population outlook (Prince Edward County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 24,161 · -0.9%
• By 2040: 23,194 · -4.9%
• By 2050: 22,292 · -8.6%
• By 2075: 20,854 · -14.5%
• By 2100: 19,030 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 27% Two or more races 5% Hispanic / Latino 3% Pacific Islander 1%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Prince Edward

• 2024 margin: Toss-up / Even · D 48.2% · R 50.7% · Other 1.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 9.9pp · 2024: -2.6pp
• All cycles: 2024: R+2.6 2020: D+5.6 2016: D+5.4 2012: D+12.8 2008: D+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.68%
• Current HPI: 183.9782
• 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

+19.9% since first listed

7 events — show timeline

• 2026-05-18 Pending — LMLS
• 2026-05-18 Pending — CVRMLS
• 2026-05-18 Pending — SCAR
• 2026-04-29 Listed $179,900 SCAR
• 2026-04-29 Listed $179,900 CVRMLS
• 2026-04-29 Listed $179,900 LMLS
• 2024-05-15 Sold (Public Records) $150,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $559 · +6.5% YoY. Source: county tax records.