72 Dove Haven Ln · Deltaville, VA 23043

$139,000

2 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 55 Days on market

Built 1950 1.21 ac lot $128/sqft · 47% below area ↓ 7% since listing

---

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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step back in time with this two-story Colonial located in the heart of Deltaville and zoned General Business, offering flexibility for residential, investment, or in-home business use. Tucked just off the main street, the property provides a convenient location while maintaining a quieter setting. Enjoy being within a short walk or bike ride to the Deltaville Community Association, which offers public access to a swimming pool, basketball court, tennis and pickleball courts, and a playground. Catch a minor league baseball game at the Deltaville Ball Park. This property is also just minutes from Deltaville’s many marinas, restaurants, and the laid-back lifestyle of this well-known boat

Key facts

• Two story colonial
• Basketball court
• Convenient location

Tags

• TWO STORY COLONIAL
• ZONED GENERAL BUSINESS
• CONVENIENT LOCATION
• PUBLIC ACCESS TO SWIMMING POOL
• BASKETBALL COURT
• TENNIS AND PICKLEBALL COURTS

Property features AI

Finance

• HOA & community: Community amenities include pool and playground

Exterior

• Parking: Driveway; Off-street parking; Unpaved parking
• Utilities: Well water; Septic tank
• Home design: Single family residence; Two levels / 2 stories
• Construction: Constructed with block, concrete, vinyl siding and wood siding; Metal roof
• Exterior features: Front porch; Level lot; Community pool; Playground

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); No cooling
• Interior features: Laminate and vinyl flooring; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $45 ($543/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 $112k (19.7% below list).
• Recommended offer: $112k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Middlesex County Public School District (rural): math 45% / reading 59% proficiency, ranked #90 of 131 in VA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Middlesex Elementary (math 40% / reading 53%, grade D-, #817 of 1,108 statewide, top 74%, 611 students, 97% FRL); St. Clare Walker Middle (math 33% / reading 57%, grade D, #274 of 342 statewide, top 81%, 287 students, 87% FRL); Middlesex High (math 92% / reading 82%, grade A, #16 of 319 statewide, top 5%, 346 students, 99% FRL) — zoned schools average 94% FRL vs 44% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 97 units permitted in Middlesex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Middlesex County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,581 (19.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 0.80% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (median comp): $312,139
• List price: $139,000
• Delta: -55.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Lighthouse Ln	0.26mi	3/2.0 (+1)	1,170 (+8%)	12mo	$280,000	$239	56
26 Tupelo St	0.47mi	3/2.0 (+1)	1,149 (+6%)	6mo	$299,000	$260	54
562 Timberneck Rd	0.60mi	2/2.0	1,008 (-7%)	8mo	$150,000	$149	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $78,528
• Equity at exit: $125,222

10-year hold

• IRR: 22.3%
• Equity multiple: 6.88×
• Total profit: $228,864
• Equity at exit: $270,046

Cash invested: $38,920 (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 23043

• Home prices YoY: 11.6%
• Active inventory: 38
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $45

Break-even live

Break-even rent $1,058

Max offer price $139,000

Occupancy floor 91%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $139,000 Active 55 DOM
2. 2026-06-17
   days on market $139,000 Active 54 DOM
3. 2026-06-17
   price $139,000 Active 53 DOM
4. 2026-06-16
   days on market $150,000 Active 53 DOM
5. 2026-06-15
   days on market $150,000 Active 52 DOM
6. 2026-06-15
   days on market $150,000 Active 51 DOM
7. 2026-06-13
   days on market $150,000 Active 50 DOM
8. 2026-06-12
   days on market $150,000 Active 49 DOM
9. 2026-06-09
   days on market $150,000 Active 46 DOM
10. 2026-06-08
    days on market $150,000 Active 45 DOM
11. 2026-06-08
    days on market $150,000 Active 44 DOM
12. 2026-06-07
    days on market $150,000 Active 43 DOM
13. 2026-06-03
    days on market $150,000 Active 40 DOM
14. 2026-06-02
    days on market $150,000 Active 39 DOM
15. 2026-06-01
    days on market $150,000 Active 38 DOM
16. 2026-05-31
    days on market $150,000 Active 37 DOM
17. 2026-05-15
    status Active 1046-char remark
18. 2026-05-13
    status Pending 1046-char remark
19. 2026-04-23
    listed $150,000 Active 1046-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: $592 · $49/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$547/yr (+$46/mo · 92.4%)

ⓘ 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 9/10 Extreme 7 d/yr ≥103°F today · 18 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: $13,390
• − Mortgage interest: −$7,786
• − Property taxes: −$592
• − Insurance: −$695
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,044
• Taxable loss: −$1,870
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $992/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: Middlesex County Public School District
• NCES district ID: 5102490
• Math proficiency: 45% ▼ -35.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,986
• Composite: 44.58/100
• National rank: #2783
• State rank: #90 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

• Census place: Deltaville, VA
• City population: 1,528
• Population (ZIP): 1,528

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 9,829 people
• By 2030: 9,340 · -5.0%
• By 2040: 8,411 · -14.4%
• By 2050: 7,795 · -20.7%
• By 2075: 7,471 · -24.0%
• By 2100: 7,049 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Other Indo-European 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Middlesex

• 2024 margin: Strong R (+27.4) · D 35.9% · R 63.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -19.2pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+25.1 2016: R+26.0 2012: R+20.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.04%
• Current HPI: 279.5259
• 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

-7.3% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $139,000 CBRAR
• 2026-05-15 Relisted — CBRAR
• 2026-05-13 Pending — CBRAR
• 2026-04-23 Listed $150,000 CBRAR

Property tax history

+3.4%/yr

Latest (2025): $592 · +0.0% YoY. Source: county tax records.