5763 Three Creek Rd. Rd · Brookneal, VA 24554

$179,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 92 Days on market

Built 1980 0.50 ac lot $200/sqft · at area comps Est $187k · at est.

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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).

• Cash flow +12.0/30.0
• ARV discount +9.2/15.0
• Schools +5.2/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5763 Three Creek Road in Campbell County! This beautifully updated 3-bedroom ranch is situated on a private, fenced half-acre lot offering both comfort and space to enjoy. The home features a spacious kitchen with a dining area, updated cabinetry, and plenty of room for everyday living and entertaining. Additional highlights include a convenient laundry closet, a full bathroom, and a functional single-level layout. The large fenced yard provides privacy and endless possibilities for outdoor living, pets, or gardening.

Key facts

• Single level layout
• Full bathroom
• Spacious kitchen

Tags

• PRIVATE FENCED LOT
• SPACIOUS KITCHEN
• LAUNDRY CLOSET
• FULL BATHROOM
• SINGLE LEVEL LAYOUT
• LARGE FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.1% below list).
• Recommended offer: $129k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Brookneal — 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 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

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.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,285 (28.1% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

• ARV (median comp): $186,929
• List price: $179,900
• Delta: -3.76%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lake Crest Dr	0.09mi	3/1.5	960 (+7%)	1mo	$189,900	$198	82
146 Lake Crest Dr	0.14mi	3/1.5	960 (+7%)	15mo	$189,900	$198	68
162 Lake Crest Dr	0.13mi	3/1.5	1,000 (+11%)	22mo	$180,000	$180	56

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-32,044
• Equity at exit: $26,824

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-31,877
• Equity at exit: $15,554

Cash invested: $50,372 (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 24554

• Home prices YoY: -8.4%
• Active inventory: 41
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-44

Break-even live

Break-even rent $1,349

Max offer price $172,127

Occupancy floor 98%

Sensitivity live

Price	-10% $58	-5% $7	+0% $-44	+5% $-95	+10% $-146
Rent	-10% $-146	-5% $-95	+0% $-44	+5% $7	+10% $58
Rate	-1.0pp $47	-0.5pp $2	base $-44	+0.5pp $-91	+1.0pp $-138

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $179,900 Active 92 DOM
2. 2026-06-18
   days on market $179,900 Active 91 DOM
3. 2026-06-17
   days on market $179,900 Active 90 DOM
4. 2026-06-16
   days on market $179,900 Active 89 DOM
5. 2026-06-15
   pricedays on market $179,900 Active 88 DOM
6. 2026-06-14
   days on market $189,900 Active 86 DOM
7. 2026-06-13
   days on market $189,900 Active 85 DOM
8. 2026-06-10
   days on market $189,900 Active 83 DOM
9. 2026-06-09
   days on market $189,900 Active 82 DOM
10. 2026-06-08
    days on market $189,900 Active 81 DOM
11. 2026-06-07
    days on market $189,900 Active 80 DOM
12. 2026-06-05
    days on market $189,900 Active 77 DOM
13. 2026-06-02
    days on market $189,900 Active 75 DOM
14. 2026-06-01
    days on market $189,900 Active 74 DOM
15. 2026-05-31
    days on market $189,900 Active 73 DOM
16. 2026-05-30
    days on market $189,900 Active 72 DOM
17. 2026-05-16
    price $189,900 534-char remark

    Show marketing remark (534 chars)

    Welcome to 5763 Three Creek Road in Campbell County! This beautifully updated 3-bedroom ranch is situated on a private, fenced half-acre lot offering both comfort and space to enjoy. The home features a spacious kitchen with a dining area, updated cabinetry, and plenty of room for everyday living and entertaining. Additional highlights include a convenient laundry closet, a full bathroom, and a functional single-level layout. The large fenced yard provides privacy and endless possibilities for outdoor living, pets, or gardening.

18. 2026-04-27
    price $194,900 534-char remark

    Show marketing remark (534 chars)

    Welcome to 5763 Three Creek Road in Campbell County! This beautifully updated 3-bedroom ranch is situated on a private, fenced half-acre lot offering both comfort and space to enjoy. The home features a spacious kitchen with a dining area, updated cabinetry, and plenty of room for everyday living and entertaining. Additional highlights include a convenient laundry closet, a full bathroom, and a functional single-level layout. The large fenced yard provides privacy and endless possibilities for outdoor living, pets, or gardening.

19. 2026-04-16
    price $198,900 534-char remark

    Show marketing remark (534 chars)

    Welcome to 5763 Three Creek Road in Campbell County! This beautifully updated 3-bedroom ranch is situated on a private, fenced half-acre lot offering both comfort and space to enjoy. The home features a spacious kitchen with a dining area, updated cabinetry, and plenty of room for everyday living and entertaining. Additional highlights include a convenient laundry closet, a full bathroom, and a functional single-level layout. The large fenced yard provides privacy and endless possibilities for outdoor living, pets, or gardening.

20. 2026-03-19
    listed $199,900 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to 5763 Three Creek Road in Campbell County! This beautifully updated 3-bedroom ranch is situated on a private, fenced half-acre lot offering both comfort and space to enjoy. The home features a spacious kitchen with a dining area, updated cabinetry, and plenty of room for everyday living and entertaining. Additional highlights include a convenient laundry closet, a full bathroom, and a functional single-level layout. The large fenced yard provides privacy and endless possibilities for outdoor living, pets, or gardening.

21. 2022-05-05
    soldstatus $145,000
22. 2022-05-05
    soldstatus $145,000
23. 2022-05-04
    soldstatus $143,500 Closed 275-char remark

    Show marketing remark (275 chars)

    Come check out this remodeled home! Brand new roof, siding, windows, floors, bathroom and kitchen. All were installed in 2019. This home features a fenced in back yard. The appraisal in 2020 was for $135,000. Current renters paying $925 a month with a lease until June 2022.

24. 2022-03-25
    historical 275-char remark

    Show marketing remark (275 chars)

    Come check out this remodeled home! Brand new roof, siding, windows, floors, bathroom and kitchen. All were installed in 2019. This home features a fenced in back yard. The appraisal in 2020 was for $135,000. Current renters paying $925 a month with a lease until June 2022.

25. 2022-03-12
    listed $145,000 275-char remark

    Show marketing remark (275 chars)

    Come check out this remodeled home! Brand new roof, siding, windows, floors, bathroom and kitchen. All were installed in 2019. This home features a fenced in back yard. The appraisal in 2020 was for $135,000. Current renters paying $925 a month with a lease until June 2022.

26. 2019-11-25
    listed $124,000
27. 2019-07-15
    soldstatus $28,000
28. 2019-03-11
    listed $23,750

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$911/yr (+$76/mo · 161.6%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,514
• − Mortgage interest: −$10,077
• − Property taxes: −$564
• − Insurance: −$900
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$5,233
• Taxable loss: −$3,742
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $370/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,564

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 2% Scottish 1% Iranian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.38%
• Current HPI: 167.4705
• 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

+699.6% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $189,900 LMLS
• 2026-04-27 Price Changed $194,900 LMLS
• 2026-04-16 Price Changed $198,900 LMLS
• 2026-03-19 Listed $199,900 LMLS
• 2022-05-05 Sold (Public Records) $145,000 Public Records
• 2022-05-05 Sold (Public Records) $145,000 Public Records
• 2022-05-04 Sold (MLS) $143,500 LMLS
• 2022-03-25 Delisted — LMLS
• 2022-03-12 Listed $145,000 LMLS
• 2019-11-25 Listed $124,000 LMLS
• 2019-07-15 Sold (MLS) $28,000 LMLS
• 2019-03-11 Listed $23,750 LMLS

Property tax history

+8.1%/yr

Latest (2025): $564 · +0.0% YoY. Source: county tax records.