7 Sunsan Beach Rd · Deltaville, VA 23043

$340,000

2 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 25 Days on market

Built 2007 0.69 ac lot $212/sqft · 46% below area Est $654k · 48% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Cash flow +3.4/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Bring your beach chairs and enjoy the water this summer! Enjoy the shared beach access which is located by the mouth of Jackson Creek and the Piankatank River and around the corner to the Chesapeake Bay. Beautifully maintained cottage in wooded setting near marinas, shopping, restaurants and recreation. Unique, open floor plan featuring 3 bedrooms, 2 full baths, living room with woodstove, hardwood floors, custom kitchen cabinets & gas cooking. Thoughtfully wind resistant design, brand new HVAC, conditioned crawl space, tankless water heater for endless hot water & water treatment system. Very private setting and located perfectly for marinas, restaurants, shopping, community amenities & more. A must see!

Key facts

• Large windows
• Local dining
• 0.69 acre lot

Tags

• LIGHT FILLED INTERIOR
• LARGE WINDOWS
• CLOSE PROXIMITY TO MARINAS
• LOCAL DINING

Property features AI

Finance

• HOA & community: Community features include beach access

Exterior

• Parking: Driveway; Off-street parking; Unpaved parking
• Utilities: Well water; Septic tank
• Home design: Two-story home; Resale property
• Construction: HardiPlank siding and drywall construction; Concrete elements; Shingle/composition roof; Crawl space foundation; Built previously (year built: actual)
• Exterior features: Deck; Wrap-around porch with balcony; Outbuilding(s); Unpaved driveway; Beach access and riverfront water access to Piankatank River; Level lot

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: Bedroom 2 on the first floor; Bedroom 3 on the second floor
• Flooring: Wood floors
• Bathrooms: Two full bathrooms; Full baths include tub and shower
• Heating & cooling: Heat pump (cooling and heating); Electric heating; Wood stove and wood heating option; Tankless water heater
• Interior features: High ceilings; Dining area; Eat-in kitchen; Pantry; Recessed lighting; Main level primary bedroom; Bedroom on main level; Wood flooring
• Laundry & utility: Washer hookup; Dryer hookup; Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (57.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (63.3% below list).
• Recommended offer: $125k (63.3% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 1.1% 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 $36k of equity ($2k loan paydown + $34k 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.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $124,728 (63.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.37% ✗
• Cap rate: 2.60%
• Cash-on-cash: -13.18%
• DSCR: 0.41
• GRM: 22.7

CMA / ARV

• ARV (median comp): $653,645
• List price: $340,000
• Delta: -47.98%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Cardinal Trl	0.75mi	2/2.0	1,790 (+12%)	7mo	$765,000	$427	39

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: 14.5%
• Equity multiple: 2.20×
• Total profit: $114,193
• Equity at exit: $306,299

10-year hold

• IRR: 14.4%
• Equity multiple: 5.11×
• Total profit: $391,720
• Equity at exit: $660,545

Cash invested: $95,200 (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: 22.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-1,112

Break-even live

Break-even rent $2,655

Max offer price $143,504

Occupancy floor —

Sensitivity live

Price	-10% $-920	-5% $-1,016	+0% $-1,112	+5% $-1,209	+10% $-1,305
Rent	-10% $-1,211	-5% $-1,162	+0% $-1,112	+5% $-1,063	+10% $-1,014
Rate	-1.0pp $-941	-0.5pp $-1,026	base $-1,112	+0.5pp $-1,200	+1.0pp $-1,290

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-01
   listed $340,000 Active 1100-char remark
2. 2022-11-29
   soldstatus $320,000
3. 2022-11-28
   soldstatus $320,000 732-char remark

   Show marketing remark (732 chars)

   Bring your beach chairs and enjoy the water this summer! Enjoy the shared beach access which is located by the mouth of Jackson Creek and the Piankatank River and around the corner to the Chesapeake Bay. Beautifully maintained cottage in wooded setting near marinas, shopping, restaurants and recreation. Unique, open floor plan featuring 3 bedrooms, 2 full baths, living room with woodstove, hardwood floors, custom kitchen cabinets & gas cooking. Thoughtfully wind resistant design, brand new HVAC, conditioned crawl space, tankless water heater for endless hot water & water treatment system. Very private setting and located perfectly for marinas, restaurants, shopping, community amenities & more. A must see!

4. 2022-10-20
   status Under Contract
5. 2022-09-13
   price $340,000
6. 2022-07-26
   price $344,900
7. 2022-06-03
   listed $340,000 732-char remark

   Show marketing remark (732 chars)

   Bring your beach chairs and enjoy the water this summer! Enjoy the shared beach access which is located by the mouth of Jackson Creek and the Piankatank River and around the corner to the Chesapeake Bay. Beautifully maintained cottage in wooded setting near marinas, shopping, restaurants and recreation. Unique, open floor plan featuring 3 bedrooms, 2 full baths, living room with woodstove, hardwood floors, custom kitchen cabinets & gas cooking. Thoughtfully wind resistant design, brand new HVAC, conditioned crawl space, tankless water heater for endless hot water & water treatment system. Very private setting and located perfectly for marinas, restaurants, shopping, community amenities & more. A must see!

8. 2022-06-03
   listed $349,900 Active

   Show marketing remark (732 chars)

   Bring your beach chairs and enjoy the water this summer! Enjoy the shared beach access which is located by the mouth of Jackson Creek and the Piankatank River and around the corner to the Chesapeake Bay. Beautifully maintained cottage in wooded setting near marinas, shopping, restaurants and recreation. Unique, open floor plan featuring 3 bedrooms, 2 full baths, living room with woodstove, hardwood floors, custom kitchen cabinets & gas cooking. Thoughtfully wind resistant design, brand new HVAC, conditioned crawl space, tankless water heater for endless hot water & water treatment system. Very private setting and located perfectly for marinas, restaurants, shopping, community amenities & more. A must see!

9. 2016-11-02
   soldstatus $158,000
10. 2016-11-01
    soldstatus $158,000
11. 2016-06-03
    listed $178,000
12. 2005-03-01
    soldstatus $18,000

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $2,788 · $232/mo
• Expected delta: +$1,509/yr (+$126/mo · 118.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 91% 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: $14,967
• − Mortgage interest: −$19,045
• − Property taxes: −$1,279
• − Insurance: −$2,498
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$9,891
• Taxable loss: −$20,140
• Est. tax savings @ 24.0%: +$4,834
• After-tax cash flow: $-8,514/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

+1788.9% since first listed

13 events — show timeline

• 2026-05-26 Pending — CVRMLS
• 2026-05-01 Listed $340,000 CVRMLS
• 2022-11-29 Sold (Public Records) $320,000 Public Records
• 2022-11-28 Sold (MLS) $320,000 CBRAR
• 2022-10-20 Pending — REINMLS
• 2022-09-13 Price Changed $340,000 REINMLS
• 2022-07-26 Price Changed $344,900 REINMLS
• 2022-06-03 Listed $340,000 CBRAR
• 2022-06-03 Listed $349,900 REINMLS
• 2016-11-02 Sold (Public Records) $158,000 Public Records
• 2016-11-01 Sold (MLS) $158,000 CBRAR
• 2016-06-03 Listed $178,000 CBRAR
• 2005-03-01 Sold (Public Records) $18,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,279 · +0.0% YoY. Source: county tax records.