416 Huston St · Chase City, VA 23970

$155,000

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records

Built 1946 0.25 ac lot Est $164k · 5% under

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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 +26.9/30.0
• ARV discount +9.9/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Schools +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED! Well built home with beautiful HW floors, enclosed porch on back used as mud room/storage and has sink out there, small dining room, and little bonus room on the front used as computer room, fireplace in LR and big dressing area and full bath off the master bedroom, and second full bath in hall. Assessed as 2 bedrooms but one room can be 3rd bedroom, just have to install the door; already has the closet in it. large storage bldg. on the back, nice size low maintanace yard fenced in. Brick side walk at front entrance on town water and sewer, low utility bills, gas heat and some EBB too, and central AC. Home is movein ready, new metal roof and gutters less than 3 yrs old; plaster walls and new paint inside. New compressor installed on HP 2017. This is a nice home priced to sell.

Key facts

• 0.25 acre lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.6% vs local median 7.3% in Chase City — 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 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: Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 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).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $72k; list at $155k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $155,000

Questions for the listing agent

1. Built in 1946 — 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: 1.10% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $163,875
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Berry St	0.22mi	3/2.0	1,333 (-6%)	10mo	$199,900	$150	71
225 Boswell Ave	0.30mi	2/2.0 (-1)	1,501 (+5%)	18mo	$173,000	$115	58
30 Orchard St	0.32mi	3/1.5	1,227 (-14%)	11mo	$130,000	$106	51
455 W Fifth St	0.61mi	3/1.0	1,302 (-9%)	10mo	$63,000	$48	45
426 Virginia Ave	0.60mi	3/1.0	1,242 (-13%)	4mo	$149,900	$121	44
303 West B St	0.58mi	3/1.0	1,266 (-11%)	13mo	$105,000	$83	40
908 N Main St	0.57mi	4/2.0 (+1)	1,216 (-15%)	8mo	$205,000	$169	37
520 Virginia Ave	0.68mi	3/1.0	1,320 (-7%)	23mo	$118,000	$89	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,133
• Equity at exit: $23,111

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $36,748
• Equity at exit: $13,402

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 23970

• Home prices YoY: -16.6%
• Active inventory: 58
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $429

Break-even live

Break-even rent $1,157

Max offer price $155,000

Occupancy floor 70%

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	14d	1	0.61mi
761 W 5th St Chase City, VA	3.0	1.0	1040	$1,300	$1.25	14d	1	0.87mi

Listing history 11 events

1. 2026-05-12
   listed $155,000
2. 2026-05-12
   historical
3. 2018-11-19
   soldstatus $72,500 804-char remark

   Show marketing remark (806 chars)

   JUST REDUCED!! Well built home with beautiful HW floors, enclosed porch on back used as mud room/storage and has sink out there, small dining room, and little bonus room on the front used as computer room, fireplace in LR and big dressing area and full bath off the master bedroom, and second full bath in hall. Assessed as 2 bedrooms but one room can be 3rd bedroom, just have to install the door; already has the closet in it. large storage bldg. on the back, nice size low maintenance yard fenced in. Brick side walk at front entrance on town water and sewer, low utility bills, gas heat and some EBB too, and central AC. Home is move-in ready, new metal roof and gutters less than 3 yrs old; plaster walls and new paint inside. New compressor installed on HP 2017. This is a nice home priced to sell.

4. 2018-11-19
   soldstatus $72,500 806-char remark

   Show marketing remark (806 chars)

   JUST REDUCED!! Well built home with beautiful HW floors, enclosed porch on back used as mud room/storage and has sink out there, small dining room, and little bonus room on the front used as computer room, fireplace in LR and big dressing area and full bath off the master bedroom, and second full bath in hall. Assessed as 2 bedrooms but one room can be 3rd bedroom, just have to install the door; already has the closet in it. large storage bldg. on the back, nice size low maintenance yard fenced in. Brick side walk at front entrance on town water and sewer, low utility bills, gas heat and some EBB too, and central AC. Home is move-in ready, new metal roof and gutters less than 3 yrs old; plaster walls and new paint inside. New compressor installed on HP 2017. This is a nice home priced to sell.

5. 2018-11-19
   soldstatus $72,500

   Show marketing remark (806 chars)

   JUST REDUCED!! Well built home with beautiful HW floors, enclosed porch on back used as mud room/storage and has sink out there, small dining room, and little bonus room on the front used as computer room, fireplace in LR and big dressing area and full bath off the master bedroom, and second full bath in hall. Assessed as 2 bedrooms but one room can be 3rd bedroom, just have to install the door; already has the closet in it. large storage bldg. on the back, nice size low maintenance yard fenced in. Brick side walk at front entrance on town water and sewer, low utility bills, gas heat and some EBB too, and central AC. Home is move-in ready, new metal roof and gutters less than 3 yrs old; plaster walls and new paint inside. New compressor installed on HP 2017. This is a nice home priced to sell.

6. 2018-04-05
   listed $74,000 804-char remark

   Show marketing remark (806 chars)

   JUST REDUCED!! Well built home with beautiful HW floors, enclosed porch on back used as mud room/storage and has sink out there, small dining room, and little bonus room on the front used as computer room, fireplace in LR and big dressing area and full bath off the master bedroom, and second full bath in hall. Assessed as 2 bedrooms but one room can be 3rd bedroom, just have to install the door; already has the closet in it. large storage bldg. on the back, nice size low maintenance yard fenced in. Brick side walk at front entrance on town water and sewer, low utility bills, gas heat and some EBB too, and central AC. Home is move-in ready, new metal roof and gutters less than 3 yrs old; plaster walls and new paint inside. New compressor installed on HP 2017. This is a nice home priced to sell.

7. 2018-04-05
   listed $74,000 806-char remark

   Show marketing remark (806 chars)

   JUST REDUCED!! Well built home with beautiful HW floors, enclosed porch on back used as mud room/storage and has sink out there, small dining room, and little bonus room on the front used as computer room, fireplace in LR and big dressing area and full bath off the master bedroom, and second full bath in hall. Assessed as 2 bedrooms but one room can be 3rd bedroom, just have to install the door; already has the closet in it. large storage bldg. on the back, nice size low maintenance yard fenced in. Brick side walk at front entrance on town water and sewer, low utility bills, gas heat and some EBB too, and central AC. Home is move-in ready, new metal roof and gutters less than 3 yrs old; plaster walls and new paint inside. New compressor installed on HP 2017. This is a nice home priced to sell.

8. 2015-04-27
   soldstatus $60,000
9. 2015-04-27
   soldstatus $60,000
10. 2014-09-08
    listed $65,000
11. 1996-06-28
    soldstatus $40,000

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$836/yr (+$70/mo · 192.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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: $20,395
• − Mortgage interest: −$8,682
• − Property taxes: −$435
• − Insurance: −$775
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,509
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $4,492/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
• County: Mecklenburg County · 8,109 people
• Metro: nan
• Population (ZIP): 8,109
• Household income: $65,170
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 129.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 50% Black 37% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -37.95%
• Current HPI: 190.7286
• Rent YoY: —
• Metro: nan
• 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

+287.5% since first listed

11 events — show timeline

• 2026-05-12 Delisted — RVLG
• 2026-05-12 Listed $155,000 RVLG
• 2018-11-19 Sold (Public Records) $72,500 Public Records
• 2018-11-19 Sold (MLS) $72,500 SPLLAR
• 2018-11-19 Sold (MLS) $72,500 RVLG
• 2018-04-05 Listed $74,000 SPLLAR
• 2018-04-05 Listed $74,000 RVLG
• 2015-04-27 Sold (Public Records) $60,000 Public Records
• 2015-04-27 Sold (MLS) $60,000 SPLLAR
• 2014-09-08 Listed $65,000 SPLLAR
• 1996-06-28 Sold (Public Records) $40,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $435 · +0.0% YoY. Source: county tax records.