536 Huston St · Chase City, VA 23924

$155,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 30 Days on market

Built 1951 10,018 sqft 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +6.0/10.0
• 1% rule +5.6/10.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom brick home has many additional features such as an enclosed back porch, handicapped ramp, bonus room, beautiful hardwood floors and a single detached garage. A Spacious Kitchen that connects to a utility room and dining room with arched doorway lead you in to the living room. Pull down steps to an attic that can be used for additional storage space and a 3 fixture bathroom that sits perfectly at the end of the hall between both bedrooms. The front porch is the perfect place to sit and drink sweat tea on a summer afternoon. Close to local shopping and schools. Call to schedule an appointment to see this charming two bedroom home.

Key facts

• Brand new roof
• Brick home
• Convenient location

Tags

• BRAND NEW ROOF
• BRICK HOME
• CONVENIENT LOCATION
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage (1 covered garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Above-grade finished area: 1,064 square feet
• Exterior features: Covered, enclosed porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Electric water heater; No fireplace; Has a view; 6 total rooms; Crawl space (no basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#238 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chase City Elementary (math 47% / reading 57%, grade C-, #696 of 1,108 statewide, top 66%, 387 students, 89% FRL); Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 64% district-wide (-12 pts) — the specific schools serving this property underperform the Mecklenburg County Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 41 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.
• Current owner paid $75k; list at $155k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $97,888
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Berry St	0.23mi	2/1.0	1,088 (+2%)	13mo	$100,000	$92	75
420 Berry St	0.23mi	3/2.0 (+1)	1,095 (+3%)	9mo	$225,000	$205	68
234 Jeffreys Ave	0.45mi	2/1.0	1,161 (+9%)	9mo	$140,000	$121	56
226 N Washington St	0.55mi	1/1.0 (-1)	940 (-12%)	10mo	$79,000	$84	42
236 W Fifth St	0.61mi	3/1.0 (+1)	1,016 (-4%)	23mo	$25,000	$25	40

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

Projected returns pro-forma

2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.58×
• Total profit: $25,097
• Equity at exit: $61,468

10-year hold

• IRR: 13.6%
• Equity multiple: 2.83×
• Total profit: $79,603
• Equity at exit: $88,770

Cash invested: $43,400 (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 23924

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $222

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $329	-5% $275	+0% $222	+5% $168	+10% $115
Rent	-10% $93	-5% $157	+0% $222	+5% $287	+10% $351
Rate	-1.0pp $300	-0.5pp $261	base $222	+0.5pp $182	+1.0pp $141

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 Roark St Chase City, VA	2.0	1.0	892	$1,800	$2.02	15d	1	0.43mi
761 W 5th St Chase City, VA	3.0	1.0	1040	$1,300	$1.25	15d	1	1.05mi

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 30 DOM
2. 2026-06-17
   days on market $155,000 Active 29 DOM
3. 2026-06-16
   days on market $155,000 Active 28 DOM
4. 2026-06-15
   days on market $155,000 Active 27 DOM
5. 2026-06-14
   days on market $155,000 Active 25 DOM
6. 2026-06-13
   days on market $155,000 Active 24 DOM
7. 2026-06-10
   days on market $155,000 Active 22 DOM
8. 2026-06-09
   days on market $155,000 Active 21 DOM
9. 2026-06-08
   days on market $155,000 Active 20 DOM
10. 2026-06-07
    days on market $155,000 Active 19 DOM
11. 2026-06-05
    remarks 615-char remark
12. 2026-06-05
    days on market $155,000 Active 16 DOM
13. 2026-06-03
    days on market $155,000 Active 15 DOM
14. 2026-06-02
    days on market $155,000 Active 14 DOM
15. 2026-06-01
    days on market $155,000 Active 13 DOM
16. 2026-05-31
    days on market $155,000 Active 12 DOM
17. 2026-05-31
    days on market $155,000 Active 11 DOM
18. 2026-05-19
    listed $155,000 Active
19. 2022-04-14
    soldstatus $75,000
20. 2017-08-08
    soldstatus $50,000 651-char remark

    Show marketing remark (651 chars)

    This 2 bedroom brick home has many additional features such as an enclosed back porch, handicapped ramp, bonus room, beautiful hardwood floors and a single detached garage. A Spacious Kitchen that connects to a utility room and dining room with arched doorway lead you in to the living room. Pull down steps to an attic that can be used for additional storage space and a 3 fixture bathroom that sits perfectly at the end of the hall between both bedrooms. The front porch is the perfect place to sit and drink sweat tea on a summer afternoon. Close to local shopping and schools. Call to schedule an appointment to see this charming two bedroom home.

21. 2017-08-08
    soldstatus $50,000

    Show marketing remark (651 chars)

    This 2 bedroom brick home has many additional features such as an enclosed back porch, handicapped ramp, bonus room, beautiful hardwood floors and a single detached garage. A Spacious Kitchen that connects to a utility room and dining room with arched doorway lead you in to the living room. Pull down steps to an attic that can be used for additional storage space and a 3 fixture bathroom that sits perfectly at the end of the hall between both bedrooms. The front porch is the perfect place to sit and drink sweat tea on a summer afternoon. Close to local shopping and schools. Call to schedule an appointment to see this charming two bedroom home.

22. 2017-03-27
    listed $54,000 651-char remark

    Show marketing remark (651 chars)

    This 2 bedroom brick home has many additional features such as an enclosed back porch, handicapped ramp, bonus room, beautiful hardwood floors and a single detached garage. A Spacious Kitchen that connects to a utility room and dining room with arched doorway lead you in to the living room. Pull down steps to an attic that can be used for additional storage space and a 3 fixture bathroom that sits perfectly at the end of the hall between both bedrooms. The front porch is the perfect place to sit and drink sweat tea on a summer afternoon. Close to local shopping and schools. Call to schedule an appointment to see this charming two bedroom home.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $19,642
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,509
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,613/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Chase City

• Score: 70/100
• State rank: #238
• US rank: #8038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chase City, VA
• Population (ZIP): 5,709

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.04%
• Current HPI: 155.5959
• 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

+187.0% since first listed

5 events — show timeline

• 2026-05-19 Listed $155,000 SPLLAR
• 2022-04-14 Sold (Public Records) $75,000 Public Records
• 2017-08-08 Sold (Public Records) $50,000 Public Records
• 2017-08-08 Sold (MLS) $50,000 SPLLAR
• 2017-03-27 Listed $54,000 SPLLAR

Property tax history

+3.4%/yr

Latest (2025): $303 · +0.0% YoY. Source: county tax records.