326 Green Acres Dr · Gasburg, VA 27832

$102,000

4 bd · 3.5 ba · 2,052 sqft · Manufactured public records · 42 Days on market

Built 1998 2.00 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Property owned by US Dept of HUD Case # 381-900887. Insurable Code UI (Uninsurable). Repair Escrow: $0.00.Sold ''AS-IS''. EHO. Subject to appraisal. Seller makes no representation or warranties as to property condition. Seller may contribute up to 3 percent for buyer's closing costs upon buyer request

Key facts

• 2 acre lot
• Built 1998
• Listed 41 days

Property features AI

Finance

• Other: Approximately 2.0-acre lot
• HOA & community: No homeowners association

Exterior

• Utilities: Water: See remarks; Sewer: Unknown
• Home design: Manufactured double-wide home; Single-story
• Construction: Vinyl siding; Built as a manufactured house
• Exterior features: Shingle roof; Publicly maintained road access; Zoned AR

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 1.1% in Gasburg — 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 (#345 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, crime A-; Watch: housing C-, amenities F, commute F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($705 loan paydown + $7k appreciation (7.2% local appreciation)).
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% 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 $98,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.29% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.13×
• Total profit: $60,706
• Equity at exit: $72,025

10-year hold

• IRR: 27.9%
• Equity multiple: 6.55×
• Total profit: $158,503
• Equity at exit: $138,049

Cash invested: $28,560 (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 27832

• Home prices YoY: 3.6%
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $374

Break-even live

Break-even rent $845

Max offer price $102,000

Occupancy floor 67%

Sensitivity live

Price	-10% $432	-5% $403	+0% $374	+5% $345	+10% $316
Rent	-10% $270	-5% $322	+0% $374	+5% $426	+10% $478
Rate	-1.0pp $426	-0.5pp $400	base $374	+0.5pp $348	+1.0pp $321

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $102,000 Active 42 DOM
2. 2026-06-18
   days on market $102,000 Active 41 DOM
3. 2026-06-17
   days on market $102,000 Active 40 DOM
4. 2026-06-16
   days on market $102,000 Active 39 DOM
5. 2026-06-15
   days on market $102,000 Active 38 DOM
6. 2026-06-14
   days on market $102,000 Active 36 DOM
7. 2026-06-12
   days on market $102,000 Active 35 DOM
8. 2026-06-09
   days on market $102,000 Active 32 DOM
9. 2026-06-08
   days on market $102,000 Active 31 DOM
10. 2026-06-07
    days on market $102,000 Active 30 DOM
11. 2026-06-07
    days on market $102,000 Active 29 DOM
12. 2026-06-03
    days on market $102,000 Active 26 DOM
13. 2026-06-02
    days on market $102,000 Active 25 DOM
14. 2026-06-01
    days on market $102,000 Active 24 DOM
15. 2026-05-31
    days on market $102,000 Active 23 DOM
16. 2026-05-30
    days on market $102,000 Active 22 DOM
17. 2026-05-05
    listed $102,000 Active

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $15,828
• − Mortgage interest: −$5,714
• − Property taxes: −$1,086
• − Insurance: −$510
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,967
• Taxable income: $3,019
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,765/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Gasburg

• Score: 64/100
• State rank: #345
• US rank: #13729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,525

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 25% Two or more races 5%
• Common ancestry: Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.20%
• Current HPI: 206.8014
• 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

1 event — show timeline

• 2026-05-05 Listed $102,000 TMLS

Property tax history

-0.2%/yr

Latest (2025): $1,086 · -0.5% YoY. Source: county tax records.