1156 Hallieford Rd · Deltaville, VA 23068

$83,000

2 bd · 1.0 ba · 968 sqft · SingleFamily · 24 Days on market

Built 1947 1.61 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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is a "Fixer Upper" or Tear down. Text Agent to show. Must sign Hold Harmless Agreement to Enter. Value is in the land and the Very Large workshop. Home and Property Sells "AS IS" No Inspections paid for by Seller. Home is full of items- buyer must take home with items. Appliances may or may not work. Refrigerator is no good and Freezer No good. Home needs major repairs. Home is located close to Beach and a public landing. Workshop was once use as a mechanic shop for working on trucks. Home shown BY APPOINTMENT ONLY. No Power is on. Attached garage is 16 X 21. Only entry to attached garage is the garage door. Can not open without remote. Power is off. Must look through windows to see the attached garage. Home has septic and well. No inspections on condition have been done - All Sells AS IS. Garage/Workshop size is 30 X 30 Metal Building with Concrete slab. Two (2) Lots convey and consist of 1.61 +/- Acres (some personal items inside may or may not be removed by family at a later date - no appliances will be removed).

Key facts

• Two lots
• Concrete slab
• Very large workshop

Tags

• VERY LARGE WORKSHOP
• CLOSE TO BEACH
• PUBLIC LANDING
• METAL BUILDING
• CONCRETE SLAB
• TWO LOTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $82k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.0% in Deltaville — 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 60/100 on livability (#434 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety B+; Watch: housing C-, amenities F, commute F.
• Mathews County Public School District (rural): math 41% / reading 67% proficiency, ranked #79 of 131 in VA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mathews Elementary (math 52% / reading 67%, grade B-, #536 of 1,108 statewide, top 51%, 318 students, 68% FRL); Mathews High (math 57% / reading 87%, grade B+, #134 of 319 statewide, top 45%, 310 students, 72% FRL) — zoned schools average 70% FRL vs 34% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 27 units permitted in Mathews County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($574 loan paydown + $2k appreciation (3.0% local appreciation)).
• Mathews County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($82k) 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,755 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $235,224
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 Hallieford Rd	0.08mi	3/1.0 (+1)	912 (-6%)	15mo	$222,000	$243	70
630 Hallieford Rd	0.50mi	2/1.0	828 (-14%)	22mo	$161,000	$194	34

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: 19.7%
• Equity multiple: 2.12×
• Total profit: $26,002
• Equity at exit: $37,320

10-year hold

• IRR: 20.9%
• Equity multiple: 4.02×
• Total profit: $70,193
• Equity at exit: $57,515

Cash invested: $23,240 (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 23068

• Active inventory: 3
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $251

Break-even live

Break-even rent $726

Max offer price $83,000

Occupancy floor 71%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-09
   status Under Contract

   Show marketing remark (1056 chars)

   Home is a "Fixer Upper" or Tear down. Text Agent to show. Must sign Hold Harmless Agreement to Enter. Value is in the land and the Very Large workshop. Home and Property Sells "AS IS" No Inspections paid for by Seller. Home is full of items- buyer must take home with items. Appliances may or may not work. Refrigerator is no good and Freezer No good. Home needs major repairs. Home is located close to Beach and a public landing. Workshop was once use as a mechanic shop for working on trucks. Home shown BY APPOINTMENT ONLY. No Power is on. Attached garage is 16 X 21. Only entry to attached garage is the garage door. Can not open without remote. Power is off. Must look through windows to see the attached garage. Home has septic and well. No inspections on condition have been done - All Sells AS IS. Garage/Workshop size is 30 X 30 Metal Building with Concrete slab. Two (2) Lots convey and consist of 1.61 +/- Acres (some personal items inside may or may not be removed by family at a later date - no appliances will be removed).

2. 2026-02-09
   status Pending 1056-char remark

   Show marketing remark (1056 chars)

   Home is a "Fixer Upper" or Tear down. Text Agent to show. Must sign Hold Harmless Agreement to Enter. Value is in the land and the Very Large workshop. Home and Property Sells "AS IS" No Inspections paid for by Seller. Home is full of items- buyer must take home with items. Appliances may or may not work. Refrigerator is no good and Freezer No good. Home needs major repairs. Home is located close to Beach and a public landing. Workshop was once use as a mechanic shop for working on trucks. Home shown BY APPOINTMENT ONLY. No Power is on. Attached garage is 16 X 21. Only entry to attached garage is the garage door. Can not open without remote. Power is off. Must look through windows to see the attached garage. Home has septic and well. No inspections on condition have been done - All Sells AS IS. Garage/Workshop size is 30 X 30 Metal Building with Concrete slab. Two (2) Lots convey and consist of 1.61 +/- Acres (some personal items inside may or may not be removed by family at a later date - no appliances will be removed).

3. 2026-01-16
   listed $83,000 Active
4. 2025-10-26
   status Active 1056-char remark

   Show marketing remark (1056 chars)

   Home is a "Fixer Upper" or Tear down. Text Agent to show. Must sign Hold Harmless Agreement to Enter. Value is in the land and the Very Large workshop. Home and Property Sells "AS IS" No Inspections paid for by Seller. Home is full of items- buyer must take home with items. Appliances may or may not work. Refrigerator is no good and Freezer No good. Home needs major repairs. Home is located close to Beach and a public landing. Workshop was once use as a mechanic shop for working on trucks. Home shown BY APPOINTMENT ONLY. No Power is on. Attached garage is 16 X 21. Only entry to attached garage is the garage door. Can not open without remote. Power is off. Must look through windows to see the attached garage. Home has septic and well. No inspections on condition have been done - All Sells AS IS. Garage/Workshop size is 30 X 30 Metal Building with Concrete slab. Two (2) Lots convey and consist of 1.61 +/- Acres (some personal items inside may or may not be removed by family at a later date - no appliances will be removed).

5. 2025-10-25
   listed $83,000 Active 1056-char remark

   Show marketing remark (1056 chars)

   Home is a "Fixer Upper" or Tear down. Text Agent to show. Must sign Hold Harmless Agreement to Enter. Value is in the land and the Very Large workshop. Home and Property Sells "AS IS" No Inspections paid for by Seller. Home is full of items- buyer must take home with items. Appliances may or may not work. Refrigerator is no good and Freezer No good. Home needs major repairs. Home is located close to Beach and a public landing. Workshop was once use as a mechanic shop for working on trucks. Home shown BY APPOINTMENT ONLY. No Power is on. Attached garage is 16 X 21. Only entry to attached garage is the garage door. Can not open without remote. Power is off. Must look through windows to see the attached garage. Home has septic and well. No inspections on condition have been done - All Sells AS IS. Garage/Workshop size is 30 X 30 Metal Building with Concrete slab. Two (2) Lots convey and consist of 1.61 +/- Acres (some personal items inside may or may not be removed by family at a later date - no appliances will be removed).

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,526
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,415
• Taxable income: $1,798
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,581/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: Mathews County Public School District
• NCES district ID: 5102430
• Math proficiency: 41% ▼ -32.00%
• Reading proficiency: 67% ▼ -10.00%
• Median HH income: $56,875
• Composite: 46.66/100
• National rank: #2407
• State rank: #79 of 131 in VA

Livability — Deltaville

• Score: 60/100
• State rank: #434
• US rank: #18625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,528
• Population (ZIP): 207

Population outlook (Mathews County) Hauer SSP2

• Today (2025): 8,597 people
• By 2030: 8,385 · -2.5%
• By 2040: 7,842 · -8.8%
• By 2050: 7,315 · -14.9%
• By 2075: 7,064 · -17.8%
• By 2100: 6,858 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 16% Scotch-Irish 16% Iranian 9%

Political lean MEDSL · Mathews

• 2024 margin: Solid R (+39.3) · D 29.9% · R 69.2%
• 2008→2024 swing: -11.3pp toward R · 2008: -28.0pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+35.6 2016: R+36.9 2012: R+31.3 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

5 events — show timeline

• 2026-02-09 Pending — REINMLS
• 2026-02-09 Pending — CBRAR
• 2026-01-16 Listed $83,000 REINMLS
• 2025-10-26 Relisted — CBRAR
• 2025-10-25 Listed $83,000 CBRAR