5704 Brills Rd · McKenney, VA 23872

$209,000

2 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 47 Days on market

Built 2004 3.00 ac lot $144/sqft · 6% below area Est $223k · 6% 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 +27.7/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home features a spacious open kitchen and family room. Two large bedrooms with lots of closet space, updated appliances and a large rear deck all on 3 acres. Property also boasts a exceptional 2 story barn workspace, It's Country living at its finest!!

Key facts

• Open living area
• Spacious lot
• Local amenities

Tags

• OPEN LIVING AREA
• REAR DECK
• SPACIOUS LOT
• MATURE TREES
• ACCESS TO NEARBY HIGHWAYS
• LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property; Shingle roof
• Construction: Vinyl and wood siding
• Exterior features: 3-acre lot; Zoning: A2

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Linoleum; Partially carpeted
• Bathrooms: One full bathroom with tub and shower (on the first level)
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Unfinished basement; Linoleum and partially carpeted floors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#441 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: crime C-, amenities F, commute F.
• Dinwiddie County Public School District (rural): math 45% / reading 64% proficiency, ranked #81 of 131 in VA (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 82 units permitted in Dinwiddie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Dinwiddie County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $209k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $222,896
• List price: $209,000
• Delta: -6.23%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.63×
• Total profit: $154,137
• Equity at exit: $188,284

10-year hold

• IRR: 29.2%
• Equity multiple: 8.21×
• Total profit: $422,094
• Equity at exit: $406,041

Cash invested: $58,520 (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 23872

• Active inventory: 11
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$133 /mo · $1,602/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $634

Break-even live

Break-even rent $1,667

Max offer price $209,000

Occupancy floor 69%

Sensitivity live

Price	-10% $752	-5% $693	+0% $634	+5% $574	+10% $515
Rent	-10% $439	-5% $536	+0% $634	+5% $731	+10% $829
Rate	-1.0pp $739	-0.5pp $687	base $634	+0.5pp $579	+1.0pp $524

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   status $209,000 Pending 47 DOM
2. 2026-06-18
   days on market $209,000 Active 47 DOM
3. 2026-06-17
   days on market $209,000 Active 46 DOM
4. 2026-06-16
   days on market $209,000 Active 45 DOM
5. 2026-06-15
   days on market $209,000 Active 44 DOM
6. 2026-06-13
   days on market $209,000 Active 42 DOM
7. 2026-06-13
   pricedays on market $209,000 Active 41 DOM
8. 2026-06-09
   days on market $214,900 Active 38 DOM
9. 2026-06-08
   days on market $214,900 Active 37 DOM
10. 2026-06-07
    days on market $214,900 Active 36 DOM
11. 2026-06-05
    days on market $214,900 Active 33 DOM
12. 2026-06-03
    days on market $214,900 Active 32 DOM
13. 2026-06-02
    days on market $214,900 Active 31 DOM
14. 2026-06-01
    days on market $214,900 Active 30 DOM
15. 2026-05-31
    days on market $214,900 Active 29 DOM
16. 2026-05-18
    price $229,000 717-char remark
17. 2026-05-11
    price $234,000 717-char remark
18. 2026-05-02
    listed $239,000 Active 717-char remark
19. 2014-04-11
    soldstatus $86,900 257-char remark

    Show marketing remark (257 chars)

    This home features a spacious open kitchen and family room. Two large bedrooms with lots of closet space, updated appliances and a large rear deck all on 3 acres. Property also boasts a exceptional 2 story barn workspace, It's Country living at its finest!!

20. 2013-12-02
    historical 257-char remark

    Show marketing remark (257 chars)

    This home features a spacious open kitchen and family room. Two large bedrooms with lots of closet space, updated appliances and a large rear deck all on 3 acres. Property also boasts a exceptional 2 story barn workspace, It's Country living at its finest!!

21. 2013-10-21
    listed $68,000 257-char remark

    Show marketing remark (257 chars)

    This home features a spacious open kitchen and family room. Two large bedrooms with lots of closet space, updated appliances and a large rear deck all on 3 acres. Property also boasts a exceptional 2 story barn workspace, It's Country living at its finest!!

22. 2013-10-10
    historical
23. 2013-09-10
    listed $85,000
24. 2013-09-06
    historical
25. 2013-09-02
    historical
26. 2013-09-01
    listed $95,000
27. 2013-06-03
    listed $95,000
28. 2007-05-21
    soldstatus $125,000
29. 2007-03-19
    soldstatus $125,000
30. 2007-03-19
    soldstatus $125,000
31. 2007-01-25
    listed $140,000
32. 2007-01-25
    listed $140,000

ⓘ 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: $1,602 · $133/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$112/yr (+$9/mo · 7.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,622
• − Mortgage interest: −$11,707
• − Property taxes: −$1,602
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$6,080
• Taxable income: $4,449
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $6,535/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: Dinwiddie County Public School District
• NCES district ID: 5101170
• Math proficiency: 45% ▼ -36.00%
• Reading proficiency: 64% ▼ -13.00%
• Median HH income: $51,857
• Composite: 46.62/100
• National rank: #2413
• State rank: #81 of 131 in VA

Livability — McKenney

• Score: 60/100
• State rank: #441
• US rank: #18946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,511
• Population (ZIP): 2,511

Population outlook (Dinwiddie County) Hauer SSP2

• Today (2025): 27,876 people
• By 2030: 27,480 · -1.4%
• By 2040: 26,285 · -5.7%
• By 2050: 24,617 · -11.7%
• By 2075: 21,647 · -22.3%
• By 2100: 18,485 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 35% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Scandinavian 1% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1% Korean 0%

Political lean MEDSL · Dinwiddie

• 2024 margin: Strong R (+23.1) · D 38.1% · R 61.2%
• 2008→2024 swing: -21.0pp toward R · 2008: -2.2pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+16.4 2016: R+12.4 2012: R+2.6 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 80.66%
• Current HPI: 295.8892
• 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

+49.3% since first listed

19 events — show timeline

• 2026-06-12 Price Changed $209,000 CVRMLS
• 2026-05-27 Price Changed $214,900 CVRMLS
• 2026-05-18 Price Changed $229,000 CVRMLS
• 2026-05-11 Price Changed $234,000 CVRMLS
• 2026-05-02 Listed $239,000 CVRMLS
• 2014-04-11 Sold (MLS) $86,900 CVRMLS
• 2013-12-02 Listing Removed — CVRMLS
• 2013-10-21 Listed $68,000 CVRMLS
• 2013-10-10 Listing Removed — CVRMLS
• 2013-09-10 Listed $85,000 CVRMLS
• 2013-09-06 Listing Removed — CVRMLS
• 2013-09-02 Listing Removed — CVRMLS
• 2013-09-01 Listed $95,000 CVRMLS
• 2013-06-03 Listed $95,000 CVRMLS
• 2007-05-21 Sold (Public Records) $125,000 Public Records
• 2007-03-19 Sold (MLS) $125,000 CVRMLS
• 2007-03-19 Sold (MLS) $125,000 CVRMLS
• 2007-01-25 Listed $140,000 CVRMLS
• 2007-01-25 Listed $140,000 CVRMLS

Property tax history

+3.0%/yr

Latest (2025): $1,602 · +18.6% YoY. Source: county tax records.