465 Wileman Rd · Altavista, VA 24571

$254,900

3 bd · 2.5 ba · 1,757 sqft · SingleFamily public records · 58 Days on market

Built 1965 2.07 ac lot $145/sqft · 47% above area Est $178k · 43% over

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Why this score? — see what drove the C- 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 +22.9/30.0
• DSCR +7.3/10.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

The first time this well loved, one owner 3 bedroom/2 bath Ranch home has been on the market! Over 2 acres that offers peace, privacy, plenty of room for gardening and enjoying wildlife but still close enough to town, schools and shopping. Main level living with Primary bedroom and two spare bedrooms, 1 full bath, Large living room with gas fireplace and kitchen with large breakfast/dining area. Basement has Family Room/Den with wood stove Fireplace, 2 other finished rooms, another functioning full bath & still has unfinished space for storage, workshop and laundry area. 2 storage buildings, one with power, and a root cellar in the backyard. You can be at Altavista schools and Walmart

Key facts

• Main level living
• Family room den
• Gas fireplace

Tags

• OVER 2 ACRES
• MAIN LEVEL LIVING
• LARGE LIVING ROOM
• GAS FIREPLACE
• LARGE BREAKFAST DINING AREA
• FAMILY ROOM DEN

Property features AI

Finance

• Other: Property is on 2.07 acres (zoned AG); Satellite dish

Exterior

• Parking: Has carport (1 space); Circular driveway; Off-street parking
• Utilities: Well water; Septic tank
• Home design: Single-family residence; One-story
• Construction: Brick construction; Shingle roof; Basement
• Exterior features: Garden; Porch; Outbuilding, storage and workshop

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Oil heating
• Interior features: Fireplace with gas log in living room (2 fireplaces total); Garden view; Porch
• Laundry & utility: Washer hookup in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/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 $248k (2.7% below list).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.9% in Altavista — 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 (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities 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: Altavista Elementary (math 59% / reading 64%, grade B, #516 of 1,108 statewide, top 47%, 500 students, 75% FRL); Altavista High (math 40% / reading 72%, grade C, #275 of 319 statewide, top 87%, 669 students, 69% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.9% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $178,224
• List price: $254,900
• Delta: 45.83%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5955 Leesville Rd	0.40mi	3/2.0	1,724 (-2%)	20mo	$515,000	$299	60

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

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.80×
• Total profit: $57,358
• Equity at exit: $112,832

10-year hold

• IRR: 16.1%
• Equity multiple: 3.33×
• Total profit: $166,303
• Equity at exit: $172,516

Cash invested: $71,372 (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 24571

• Home prices YoY: 1.8%
• Active inventory: 61
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $447

Break-even live

Break-even rent $1,916

Max offer price $254,900

Occupancy floor 77%

Sensitivity live

Price	-10% $591	-5% $519	+0% $447	+5% $374	+10% $302
Rent	-10% $251	-5% $349	+0% $447	+5% $545	+10% $643
Rate	-1.0pp $575	-0.5pp $511	base $447	+0.5pp $381	+1.0pp $313

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   pricedays on market $254,900 Active 58 DOM
2. 2026-06-19
   days on market $259,900 Active 56 DOM
3. 2026-06-18
   days on market $259,900 Active 55 DOM
4. 2026-06-17
   days on market $259,900 Active 54 DOM
5. 2026-06-16
   days on market $259,900 Active 53 DOM
6. 2026-06-15
   days on market $259,900 Active 52 DOM
7. 2026-06-14
   days on market $259,900 Active 50 DOM
8. 2026-06-13
   days on market $259,900 Active 49 DOM
9. 2026-06-10
   days on market $259,900 Active 47 DOM
10. 2026-06-09
    days on market $259,900 Active 46 DOM
11. 2026-06-08
    days on market $259,900 Active 45 DOM
12. 2026-06-07
    days on market $259,900 Active 44 DOM
13. 2026-06-05
    days on market $259,900 Active 41 DOM
14. 2026-06-02
    days on market $259,900 Active 39 DOM
15. 2026-06-01
    days on market $259,900 Active 38 DOM
16. 2026-05-31
    days on market $259,900 Active 37 DOM
17. 2026-05-30
    days on market $259,900 Active 36 DOM
18. 2026-04-24
    listed $259,900 Active 989-char remark

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$1,240/yr (+$103/mo · 145.9%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,777
• − Mortgage interest: −$14,278
• − Property taxes: −$850
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$7,415
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $5,072/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 — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,073

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 (77%)
• Race & ethnicity: White 77% Two or more races 9% Black 9% Hispanic / Latino 5% Asian 1% Pacific Islander 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 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: ▲ 2.88%
• Current HPI: 164.3696
• 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

• 2026-04-24 Listed $259,900 LMLS

Property tax history

+1.7%/yr

Latest (2025): $850 · +0.0% YoY. Source: county tax records.