386 Cub Creek Rd · Appomattox, VA 24522

$120,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 18 Days on market

Built 2003 5.02 ac lot

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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 +19.3/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3BR/2BA singlewide situated on 5 private acres in Appomattox County! Enjoy peaceful country living with main-level comfort and plenty of outdoor space to make your own. This home offers a functional floor plan with an open living area, and kitchen. The secluded lot provides room for gardening, recreation, or simply relaxing and enjoying the quiet surroundings. Conveniently located just a short drive to the Town of Appomattox, shopping, and local amenities. Perfect for those seeking affordable rural living or an investment opportunity.

Key facts

• Private acres
• Secluded lot
• Open living area

Tags

• PRIVATE ACRES
• OUTDOOR SPACE
• FUNCTIONAL FLOOR PLAN
• OPEN LIVING AREA
• SECLUDED LOT
• ROOM FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.5% in Appomattox — 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 77/100 on livability (#98 in VA, #3,144 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Appomattox County Public School District (rural): math 53% / reading 69% proficiency, ranked #56 of 131 in VA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Appomattox Primary (592 students, 72% FRL); Appomattox Middle (math 49% / reading 68%, grade B, #171 of 342 statewide, top 50%, 539 students, 74% FRL); Appomattox County High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 699 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; 95 units permitted in Appomattox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($830 loan paydown + $8k appreciation (6.6% local appreciation)).
• Appomattox County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.40×
• Total profit: $47,010
• Equity at exit: $79,690

10-year hold

• IRR: 19.4%
• Equity multiple: 4.89×
• Total profit: $130,856
• Equity at exit: $148,335

Cash invested: $33,600 (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 24522

• Home prices YoY: 3.3%
• Active inventory: 101
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $131

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $214	-5% $173	+0% $131	+5% $90	+10% $48
Rent	-10% $35	-5% $83	+0% $131	+5% $179	+10% $227
Rate	-1.0pp $191	-0.5pp $162	base $131	+0.5pp $100	+1.0pp $68

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-11-21
   soldstatus $105,000 Closed 549-char remark

   Show marketing remark (549 chars)

   Charming 3BR/2BA singlewide situated on 5 private acres in Appomattox County! Enjoy peaceful country living with main-level comfort and plenty of outdoor space to make your own. This home offers a functional floor plan with an open living area, and kitchen. The secluded lot provides room for gardening, recreation, or simply relaxing and enjoying the quiet surroundings. Conveniently located just a short drive to the Town of Appomattox, shopping, and local amenities. Perfect for those seeking affordable rural living or an investment opportunity.

2. 2025-11-10
   status Pending

   Show marketing remark (549 chars)

   Charming 3BR/2BA singlewide situated on 5 private acres in Appomattox County! Enjoy peaceful country living with main-level comfort and plenty of outdoor space to make your own. This home offers a functional floor plan with an open living area, and kitchen. The secluded lot provides room for gardening, recreation, or simply relaxing and enjoying the quiet surroundings. Conveniently located just a short drive to the Town of Appomattox, shopping, and local amenities. Perfect for those seeking affordable rural living or an investment opportunity.

3. 2025-11-10
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Charming 3BR/2BA singlewide situated on 5 private acres in Appomattox County! Enjoy peaceful country living with main-level comfort and plenty of outdoor space to make your own. This home offers a functional floor plan with an open living area, and kitchen. The secluded lot provides room for gardening, recreation, or simply relaxing and enjoying the quiet surroundings. Conveniently located just a short drive to the Town of Appomattox, shopping, and local amenities. Perfect for those seeking affordable rural living or an investment opportunity.

4. 2025-10-23
   listed $120,000 Active 549-char remark

   Show marketing remark (549 chars)

   Charming 3BR/2BA singlewide situated on 5 private acres in Appomattox County! Enjoy peaceful country living with main-level comfort and plenty of outdoor space to make your own. This home offers a functional floor plan with an open living area, and kitchen. The secluded lot provides room for gardening, recreation, or simply relaxing and enjoying the quiet surroundings. Conveniently located just a short drive to the Town of Appomattox, shopping, and local amenities. Perfect for those seeking affordable rural living or an investment opportunity.

5. 2025-10-23
   listed $120,000 Active

   Show marketing remark (549 chars)

   Charming 3BR/2BA singlewide situated on 5 private acres in Appomattox County! Enjoy peaceful country living with main-level comfort and plenty of outdoor space to make your own. This home offers a functional floor plan with an open living area, and kitchen. The secluded lot provides room for gardening, recreation, or simply relaxing and enjoying the quiet surroundings. Conveniently located just a short drive to the Town of Appomattox, shopping, and local amenities. Perfect for those seeking affordable rural living or an investment opportunity.

6. 1996-07-31
   soldstatus $9,500

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,588
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,491
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $1,659/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: Appomattox County Public School District
• NCES district ID: 5100240
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $50,059
• Composite: 51.85/100
• National rank: #1663
• State rank: #56 of 131 in VA

Livability — Appomattox

• Score: 77/100
• State rank: #98
• US rank: #3144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,494

Population outlook (Appomattox County) Hauer SSP2

• Today (2025): 16,213 people
• By 2030: 16,548 · +2.1%
• By 2040: 17,047 · +5.1%
• By 2050: 17,286 · +6.6%
• By 2075: 17,710 · +9.2%
• By 2100: 16,609 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 19% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Appomattox

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.1%
• 2008→2024 swing: -21.4pp toward R · 2008: -29.6pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.2 2016: R+46.4 2012: R+36.4 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.56%
• Current HPI: 205.9082
• 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

+1005.3% since first listed

6 events — show timeline

• 2025-11-21 Sold (MLS) $105,000 LMLS
• 2025-11-10 Pending — CAAR
• 2025-11-10 Pending — LMLS
• 2025-10-23 Listed $120,000 LMLS
• 2025-10-23 Listed $120,000 CAAR
• 1996-07-31 Sold (Public Records) $9,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $181 · +0.0% YoY. Source: county tax records.