1106 Wilson Memorial Trl · Mountain Road, VA 24597

$84,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 65 Days on market

Built 1972 0.64 ac lot $88/sqft · 10% below area Est $95k · 10% 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 +28.2/30.0
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• 1% rule +6.5/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special!!!! Three Bedroom one bath home ready to jump right into your rental portfolio. Home needs some small updates but has a lot to offer. Come take a look at this one as it will not last long.

Key facts

• 0.64 acre lot
• Built 1972
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#494 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime D+, schools F.
• Halifax County Public School District (town): math 29% / reading 59% proficiency, ranked #116 of 131 in VA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 97 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($587 loan paydown + $5k appreciation (6.1% local appreciation)).
• Halifax County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.15% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (median comp): $94,566
• List price: $84,900
• Delta: -10.22%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.77×
• Total profit: $41,969
• Equity at exit: $53,744

10-year hold

• IRR: 25.0%
• Equity multiple: 5.62×
• Total profit: $109,852
• Equity at exit: $97,785

Cash invested: $23,772 (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 24597

• Home prices YoY: 3.4%
• Active inventory: 15
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $269

Break-even live

Break-even rent $631

Max offer price $84,900

Occupancy floor 67%

Sensitivity live

Price	-10% $317	-5% $293	+0% $269	+5% $245	+10% $221
Rent	-10% $192	-5% $231	+0% $269	+5% $308	+10% $346
Rate	-1.0pp $312	-0.5pp $291	base $269	+0.5pp $247	+1.0pp $225

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $84,900 Active 65 DOM
2. 2026-06-18
   days on market $84,900 Active 63 DOM
3. 2026-06-17
   days on market $84,900 Active 62 DOM
4. 2026-06-16
   days on market $84,900 Active 61 DOM
5. 2026-06-15
   days on market $84,900 Active 60 DOM
6. 2026-06-15
   days on market $84,900 Active 59 DOM
7. 2026-06-13
   days on market $84,900 Active 58 DOM
8. 2026-06-12
   days on market $84,900 Active 57 DOM
9. 2026-06-09
   days on market $84,900 Active 54 DOM
10. 2026-06-08
    days on market $84,900 Active 53 DOM
11. 2026-06-08
    days on market $84,900 Active 52 DOM
12. 2026-06-07
    days on market $84,900 Active 51 DOM
13. 2026-06-03
    days on market $84,900 Active 48 DOM
14. 2026-06-02
    days on market $84,900 Active 47 DOM
15. 2026-06-01
    days on market $84,900 Active 46 DOM
16. 2026-05-31
    days on market $84,900 Active 45 DOM
17. 2026-04-16
    listed $84,900 Active 205-char remark

    Show marketing remark (205 chars)

    Investor Special!!!! Three Bedroom one bath home ready to jump right into your rental portfolio. Home needs some small updates but has a lot to offer. Come take a look at this one as it will not last long.

ⓘ 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: $218 · $18/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$478/yr (+$40/mo · 219.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,666
• − Mortgage interest: −$4,756
• − Property taxes: −$218
• − Insurance: −$424
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,470
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,767/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: Halifax County Public School District
• NCES district ID: 5101770
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $36,137
• Composite: 36.36/100
• National rank: #4687
• State rank: #116 of 131 in VA

Livability — Mountain Road

• Score: 57/100
• State rank: #494
• US rank: #21885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 851

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 32,892 people
• By 2030: 31,438 · -4.4%
• By 2040: 28,350 · -13.8%
• By 2050: 25,553 · -22.3%
• By 2075: 20,217 · -38.5%
• By 2100: 14,645 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 23% Hispanic / Latino 18% Two or more races 4%
• Common ancestry: Dutch 3% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Halifax

• 2024 margin: Strong R (+21.1) · D 39.1% · R 60.2%
• 2008→2024 swing: -18.2pp toward R · 2008: -2.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+15.1 2016: R+16.6 2012: R+5.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.07%
• Current HPI: 186.3957
• 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

1 event — show timeline

• 2026-04-16 Listed $84,900 SCAR

Property tax history

+0.5%/yr

Latest (2025): $218 · +0.0% YoY. Source: county tax records.