436 Duke St · Tappahannock, VA 22560

$95,000

4 bd · 2.0 ba · 1,790 sqft · Other public records · 43 Days on market

Built 1910 9,265 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in the Heart of Tappahannock priced BELOW TAX ASSESSED VALUE! This multi-family duplex, situated on approximately 0.21 acres (Tax Map No. 32-B-14-C-8), offers great potential for the right buyer. In need of renovation, it’s a true fixer-upper with the possibility to restore and generate rental income, or start fresh and create your own vision. Included in the sale is an additional 0.12-acre vacant lot (Tax Map No. 32-B-13-1) located right next door (0 Virginia Street), giving you even more options for development. Both properties have access to town water and town sewer. Conveniently located in-town, this is a rare opportunity to invest, rebuild, or reimagine in a prime Tappahannock location. Being Sold As-Is, Where-Is.

Key facts

• Multi-family duplex
• 9,265 sq ft lot
• Built 1910

Tags

• MULTI-FAMILY DUPLEX
• GENERATE RENTAL INCOME

Property features AI

Exterior

• Parking: Alley access
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Estimated year built
• Construction: Frame construction; Block foundation
• Exterior features: Lot approximately 83 x 113 (estimated); Not in a federal flood zone; Pets allowed with no restrictions; Above-grade other structures

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level; Two full bathrooms total
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.2% in Tappahannock — 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 (#439 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: crime D-, amenities F, commute F.
• Essex County Public School District (town): math 22% / reading 55% proficiency, ranked #124 of 131 in VA (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tappahannock Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 334 students, 115% FRL); Essex High (math 32% / reading 62%, grade D-, #305 of 319 statewide, top 97%, 514 students, 101% FRL) — zoned schools average 108% FRL vs 62% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 38 units permitted in Essex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Essex County population projected at -18% 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.86%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.5%
• Equity multiple: 2.32×
• Total profit: $35,214
• Equity at exit: $14,165

10-year hold

• IRR: 38.7%
• Equity multiple: 4.60×
• Total profit: $95,755
• Equity at exit: $8,214

Cash invested: $26,600 (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 22560

• Home prices YoY: -7.3%
• Active inventory: 57
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $795

Break-even live

Break-even rent $723

Max offer price $95,000

Occupancy floor 49%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $95,000 Active 43 DOM
2. 2026-06-17
   days on market $95,000 Active 42 DOM
3. 2026-06-16
   days on market $95,000 Active 41 DOM
4. 2026-06-15
   days on market $95,000 Active 40 DOM
5. 2026-06-15
   days on market $95,000 Active 39 DOM
6. 2026-06-13
   days on market $95,000 Active 38 DOM
7. 2026-06-12
   pricedays on market $95,000 Active 37 DOM
8. 2026-06-09
   days on market $124,995 Active 34 DOM
9. 2026-06-08
   days on market $124,995 Active 33 DOM
10. 2026-06-08
    days on market $124,995 Active 32 DOM
11. 2026-06-07
    days on market $124,995 Active 31 DOM
12. 2026-06-03
    days on market $124,995 Active 28 DOM
13. 2026-06-02
    days on market $124,995 Active 27 DOM
14. 2026-06-01
    days on market $124,995 Active 26 DOM
15. 2026-05-31
    days on market $124,995 Active 25 DOM
16. 2026-05-06
    listed $125,000 Active
17. 2026-04-24
    soldstatus $65,000 Closed 758-char remark

    Show marketing remark (758 chars)

    Investment Opportunity in the Heart of Tappahannock priced BELOW TAX ASSESSED VALUE! This multi-family duplex, situated on approximately 0.21 acres (Tax Map No. 32-B-14-C-8), offers great potential for the right buyer. In need of renovation, it’s a true fixer-upper with the possibility to restore and generate rental income, or start fresh and create your own vision. Included in the sale is an additional 0.12-acre vacant lot (Tax Map No. 32-B-13-1) located right next door (0 Virginia Street), giving you even more options for development. Both properties have access to town water and town sewer. Conveniently located in-town, this is a rare opportunity to invest, rebuild, or reimagine in a prime Tappahannock location. Being Sold As-Is, Where-Is.

18. 2026-04-01
    status Pending 758-char remark

    Show marketing remark (758 chars)

    Investment Opportunity in the Heart of Tappahannock priced BELOW TAX ASSESSED VALUE! This multi-family duplex, situated on approximately 0.21 acres (Tax Map No. 32-B-14-C-8), offers great potential for the right buyer. In need of renovation, it’s a true fixer-upper with the possibility to restore and generate rental income, or start fresh and create your own vision. Included in the sale is an additional 0.12-acre vacant lot (Tax Map No. 32-B-13-1) located right next door (0 Virginia Street), giving you even more options for development. Both properties have access to town water and town sewer. Conveniently located in-town, this is a rare opportunity to invest, rebuild, or reimagine in a prime Tappahannock location. Being Sold As-Is, Where-Is.

19. 2026-03-31
    historical 758-char remark

    Show marketing remark (758 chars)

    Investment Opportunity in the Heart of Tappahannock priced BELOW TAX ASSESSED VALUE! This multi-family duplex, situated on approximately 0.21 acres (Tax Map No. 32-B-14-C-8), offers great potential for the right buyer. In need of renovation, it’s a true fixer-upper with the possibility to restore and generate rental income, or start fresh and create your own vision. Included in the sale is an additional 0.12-acre vacant lot (Tax Map No. 32-B-13-1) located right next door (0 Virginia Street), giving you even more options for development. Both properties have access to town water and town sewer. Conveniently located in-town, this is a rare opportunity to invest, rebuild, or reimagine in a prime Tappahannock location. Being Sold As-Is, Where-Is.

20. 2025-12-04
    price $99,000 758-char remark

    Show marketing remark (758 chars)

    Investment Opportunity in the Heart of Tappahannock priced BELOW TAX ASSESSED VALUE! This multi-family duplex, situated on approximately 0.21 acres (Tax Map No. 32-B-14-C-8), offers great potential for the right buyer. In need of renovation, it’s a true fixer-upper with the possibility to restore and generate rental income, or start fresh and create your own vision. Included in the sale is an additional 0.12-acre vacant lot (Tax Map No. 32-B-13-1) located right next door (0 Virginia Street), giving you even more options for development. Both properties have access to town water and town sewer. Conveniently located in-town, this is a rare opportunity to invest, rebuild, or reimagine in a prime Tappahannock location. Being Sold As-Is, Where-Is.

21. 2025-09-29
    listed $125,000 Active 758-char remark

    Show marketing remark (758 chars)

    Investment Opportunity in the Heart of Tappahannock priced BELOW TAX ASSESSED VALUE! This multi-family duplex, situated on approximately 0.21 acres (Tax Map No. 32-B-14-C-8), offers great potential for the right buyer. In need of renovation, it’s a true fixer-upper with the possibility to restore and generate rental income, or start fresh and create your own vision. Included in the sale is an additional 0.12-acre vacant lot (Tax Map No. 32-B-13-1) located right next door (0 Virginia Street), giving you even more options for development. Both properties have access to town water and town sewer. Conveniently located in-town, this is a rare opportunity to invest, rebuild, or reimagine in a prime Tappahannock location. Being Sold As-Is, Where-Is.

22. 2023-06-26
    soldstatus $20,000 Closed 163-char remark

    Show marketing remark (163 chars)

    Multi-Family Duplex, Two Units, Each having Two Bedrooms and One Bath, Front Porch, Conviently Loacted Close To Shopping, Schools, Hospital, Marina, and Boat Ramp.

23. 2023-06-26
    soldstatus $20,000 Closed

    Show marketing remark (163 chars)

    Multi-Family Duplex, Two Units, Each having Two Bedrooms and One Bath, Front Porch, Conviently Loacted Close To Shopping, Schools, Hospital, Marina, and Boat Ramp.

24. 2023-04-19
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Multi-Family Duplex, Two Units, Each having Two Bedrooms and One Bath, Front Porch, Conviently Loacted Close To Shopping, Schools, Hospital, Marina, and Boat Ramp.

25. 2023-04-19
    status Pending

    Show marketing remark (163 chars)

    Multi-Family Duplex, Two Units, Each having Two Bedrooms and One Bath, Front Porch, Conviently Loacted Close To Shopping, Schools, Hospital, Marina, and Boat Ramp.

26. 2023-04-09
    listed $50,000 Active 163-char remark

    Show marketing remark (163 chars)

    Multi-Family Duplex, Two Units, Each having Two Bedrooms and One Bath, Front Porch, Conviently Loacted Close To Shopping, Schools, Hospital, Marina, and Boat Ramp.

27. 2023-04-01
    listed $50,000 Active

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$382/yr (+$32/mo · 96.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,747
• − Mortgage interest: −$5,321
• − Property taxes: −$397
• − Insurance: −$475
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$2,764
• Taxable income: $8,471
• Est. tax owed @ 24.0%: −$2,033
• After-tax cash flow: $7,507/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: Essex County Public School District
• NCES district ID: 5101200
• Math proficiency: 22% ▼ -43.00%
• Reading proficiency: 55% ▼ -13.00%
• Median HH income: $45,651
• Composite: 32.7/100
• National rank: #5645
• State rank: #124 of 131 in VA

Livability — Tappahannock

• Score: 60/100
• State rank: #439
• US rank: #18835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tappahannock, VA
• Population (ZIP): 6,523

Population outlook (Essex County) Hauer SSP2

• Today (2025): 11,027 people
• By 2030: 10,772 · -2.3%
• By 2040: 10,006 · -9.3%
• By 2050: 9,043 · -18.0%
• By 2075: 6,629 · -39.9%
• By 2100: 4,618 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 46% Black 46% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Hispanic 3% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Essex

• 2024 margin: Lean R (+7.8) · D 45.8% · R 53.5%
• 2008→2024 swing: -18.1pp toward R · 2008: 10.3pp · 2024: -7.8pp
• All cycles: 2024: R+7.8 2020: R+0.6 2016: R+2.2 2012: D+7.2 2008: D+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.57%
• Current HPI: 173.353
• 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

+150.0% since first listed

12 events — show timeline

• 2026-05-06 Listed $125,000 BRIGHT MLS
• 2026-04-24 Sold (MLS) $65,000 BRIGHT MLS
• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2025-12-04 Price Changed $99,000 BRIGHT MLS
• 2025-09-29 Listed $125,000 BRIGHT MLS
• 2023-06-26 Sold (MLS) $20,000 CVRMLS
• 2023-06-26 Sold (MLS) $20,000 NNAR
• 2023-04-19 Pending — NNAR
• 2023-04-19 Pending — CVRMLS
• 2023-04-09 Listed $50,000 NNAR
• 2023-04-01 Listed $50,000 CVRMLS

Property tax history

+17.9%/yr

Latest (2025): $397 · -5.2% YoY. Source: county tax records.