1750 Va/nc Rd · Patrick Springs, VA 24165

$105,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 120 Days on market

Built 1972 2.54 ac lot $117/sqft · 17% below area Est $126k · 17% under ↓ 11% since listing

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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 +21.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• DSCR +6.7/10.0
• Schools +6.1/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This unique property offers approximately 2.5 acres, with 1.5 acres fenced and ready for cattle or horses, making it a great opportunity for those looking to create a mini-farm. A single-wide home sits on a block foundation and features a covered front porch and back deck to enjoy the outdoor setting. The property is served by well and septic. Heating and cooling are provided by two mini-split systems, and oil heat is available but not currently in use. Several outbuildings convey with the property, including a double-car garage, one farm building, a chicken coop, and a workshop. Property is being sold AS-IS. Cash or Land Financing, property will not qualify for government financing. Owner occupied—please allow 24-hour notice for showings. Square footage of the single-wide is estimated and not guaranteed. Information taken from tax assessment and/or seller. Buyer and buyer's agent to verify all information. Some photos are enhanced to brighten the interior.

Key facts

• Covered front porch
• Well and septic
• 1.5 acres fenced

Tags

• 2.5 ACRES
• 1.5 ACRES FENCED
• COVERED FRONT PORCH
• BACK DECK
• WELL AND SEPTIC
• TWO MINI-SPLIT SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $97k (7.9% below list).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#223 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Patrick County Public School District (rural): math 69% / reading 77% proficiency, ranked #18 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 10 active listings in the ZIP; 28 units permitted in Patrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $5k appreciation (4.3% local appreciation)).
• Patrick County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.92% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $126,276
• List price: $105,000
• Delta: -16.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.01×
• Total profit: $29,590
• Equity at exit: $55,212

10-year hold

• IRR: 17.1%
• Equity multiple: 3.83×
• Total profit: $83,241
• Equity at exit: $91,916

Cash invested: $29,400 (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 24165

• Home prices YoY: 3.1%
• Active inventory: 10
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $149

Break-even live

Break-even rent $779

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 120 DOM
2. 2026-06-18
   days on market $105,000 Active 119 DOM
3. 2026-06-17
   days on market $105,000 Active 118 DOM
4. 2026-06-16
   days on market $105,000 Active 117 DOM
5. 2026-06-15
   days on market $105,000 Active 116 DOM
6. 2026-06-14
   days on market $105,000 Active 114 DOM
7. 2026-06-12
   days on market $105,000 Active 113 DOM
8. 2026-06-09
   days on market $105,000 Active 110 DOM
9. 2026-06-08
   days on market $105,000 Active 109 DOM
10. 2026-06-07
    days on market $105,000 Active 108 DOM
11. 2026-06-05
    days on market $105,000 Active 105 DOM
12. 2026-06-03
    days on market $105,000 Active 104 DOM
13. 2026-06-02
    days on market $105,000 Active 103 DOM
14. 2026-06-01
    days on market $105,000 Active 102 DOM
15. 2026-05-31
    days on market $105,000 Active 101 DOM
16. 2026-05-30
    days on market $105,000 Active 100 DOM
17. 2026-04-22
    status Active 977-char remark

    Show marketing remark (977 chars)

    This unique property offers approximately 2.5 acres, with 1.5 acres fenced and ready for cattle or horses, making it a great opportunity for those looking to create a mini-farm. A single-wide home sits on a block foundation and features a covered front porch and back deck to enjoy the outdoor setting. The property is served by well and septic. Heating and cooling are provided by two mini-split systems, and oil heat is available but not currently in use. Several outbuildings convey with the property, including a double-car garage, one farm building, a chicken coop, and a workshop. Property is being sold AS-IS. Cash or Land Financing, property will not qualify for government financing. Owner occupied—please allow 24-hour notice for showings. Square footage of the single-wide is estimated and not guaranteed. Information taken from tax assessment and/or seller. Buyer and buyer's agent to verify all information. Some photos are enhanced to brighten the interior.

18. 2026-04-22
    price $105,000 977-char remark

    Show marketing remark (977 chars)

    This unique property offers approximately 2.5 acres, with 1.5 acres fenced and ready for cattle or horses, making it a great opportunity for those looking to create a mini-farm. A single-wide home sits on a block foundation and features a covered front porch and back deck to enjoy the outdoor setting. The property is served by well and septic. Heating and cooling are provided by two mini-split systems, and oil heat is available but not currently in use. Several outbuildings convey with the property, including a double-car garage, one farm building, a chicken coop, and a workshop. Property is being sold AS-IS. Cash or Land Financing, property will not qualify for government financing. Owner occupied—please allow 24-hour notice for showings. Square footage of the single-wide is estimated and not guaranteed. Information taken from tax assessment and/or seller. Buyer and buyer's agent to verify all information. Some photos are enhanced to brighten the interior.

19. 2026-03-20
    historical Active Under Contract 977-char remark

    Show marketing remark (977 chars)

    This unique property offers approximately 2.5 acres, with 1.5 acres fenced and ready for cattle or horses, making it a great opportunity for those looking to create a mini-farm. A single-wide home sits on a block foundation and features a covered front porch and back deck to enjoy the outdoor setting. The property is served by well and septic. Heating and cooling are provided by two mini-split systems, and oil heat is available but not currently in use. Several outbuildings convey with the property, including a double-car garage, one farm building, a chicken coop, and a workshop. Property is being sold AS-IS. Cash or Land Financing, property will not qualify for government financing. Owner occupied—please allow 24-hour notice for showings. Square footage of the single-wide is estimated and not guaranteed. Information taken from tax assessment and/or seller. Buyer and buyer's agent to verify all information. Some photos are enhanced to brighten the interior.

20. 2026-02-19
    listed $118,000 Active 977-char remark

    Show marketing remark (977 chars)

    This unique property offers approximately 2.5 acres, with 1.5 acres fenced and ready for cattle or horses, making it a great opportunity for those looking to create a mini-farm. A single-wide home sits on a block foundation and features a covered front porch and back deck to enjoy the outdoor setting. The property is served by well and septic. Heating and cooling are provided by two mini-split systems, and oil heat is available but not currently in use. Several outbuildings convey with the property, including a double-car garage, one farm building, a chicken coop, and a workshop. Property is being sold AS-IS. Cash or Land Financing, property will not qualify for government financing. Owner occupied—please allow 24-hour notice for showings. Square footage of the single-wide is estimated and not guaranteed. Information taken from tax assessment and/or seller. Buyer and buyer's agent to verify all information. Some photos are enhanced to brighten the interior.

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$609/yr (+$51/mo · 241.9%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,607
• − Mortgage interest: −$5,882
• − Property taxes: −$252
• − Insurance: −$525
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$3,055
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,776/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: Patrick County Public School District
• NCES district ID: 5102880
• Math proficiency: 69% ▼ -23.00%
• Reading proficiency: 77% ▼ -8.00%
• Median HH income: $36,331
• Composite: 60.52/100
• National rank: #842
• State rank: #18 of 131 in VA

Livability — Patrick Springs

• Score: 70/100
• State rank: #223
• US rank: #7412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,633

Population outlook (Patrick County) Hauer SSP2

• Today (2025): 16,918 people
• By 2030: 16,097 · -4.9%
• By 2040: 14,317 · -15.4%
• By 2050: 12,476 · -26.3%
• By 2075: 9,051 · -46.5%
• By 2100: 6,138 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 17%
• Common ancestry: Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Patrick

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.9%
• 2008→2024 swing: -29.8pp toward R · 2008: -30.6pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.0 2016: R+55.2 2012: R+38.9 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.32%
• Current HPI: 145.5872
• 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

-11.0% since first listed

4 events — show timeline

• 2026-04-22 Relisted — MHPCAR
• 2026-04-22 Price Changed $105,000 MHPCAR
• 2026-03-20 Contingent — MHPCAR
• 2026-02-19 Listed $118,000 MHPCAR

Property tax history

+2.9%/yr

Latest (2026): $252 · +0.0% YoY. Source: county tax records.