1133 Jackson St · Culpeper, VA 22701

$185,000

2 bd · 1.0 ba · 939 sqft · SingleFamily public records · 15 Days on market

Built 1944 0.29 ac lot Est $256k · 28% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Schools +4.9/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This excellent land opportunity is strategically located at the end of the dead-end lane offering a unique investment potential for savvy buyers. The absence of a thru street enhances privacy and reduces traffic, making it an attractive option for future residential development, custom home construction or he-hab existing residence. Investors will appreciate the potential for significant returns with water, sewer and gas lines already in place. There's always added value with properties in cul-de-sac locations which often command higher resale values due to their appeal and reduced noise levels. The lot's configuration allows for versatile building options, catering to various market demands. With no additional association fees or restrictions, this property provides a blank canvas for creative development. The surrounding neighborhood is poised for growth with several updated homes, making this an ideal time to invest. Take advantage of this rare opportunity to secure a piece of land in a sought-after location. The combination of a quiet setting and the potential for increased property value makes this lot a smart choice for any investor looking to expand their portfolio.

Key facts

• 0.29 acre lot
• Built 1944
• Listed 15 days

Property features AI

Finance

• Other: Fee simple ownership; One building/site; Finished above-grade area reported (assessor source); Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Cable TV available; Hot water by natural gas; Internet service: Cable
• Home design: Detached property; Building winterized; Major rehab needed; Year built estimated (effective year 1944)
• Construction: Frame construction; Metal and shingle roof; Crawl space foundation; Above-grade and below-grade structures
• Exterior features: Porch(es); Located on a cul-de-sac with no-thru street; Not in a federal flood zone; Pets allowed with no restrictions

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: One bedroom on the main level; One bedroom on the first upper level
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric)
• Interior features: Traditional floor plan; 6 total rooms (Living Room, Dining Room, Kitchen, Office, Attic)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (1.7% below list).
• Recommended offer: $182k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 2.4% in Culpeper — 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 76/100 on livability (#119 in VA, #3,736 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: commute F.
• Culpeper County Public School District (town): math 49% / reading 63% proficiency, ranked #69 of 131 in VA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sycamore Park Elementary (math 36% / reading 46%, grade F, #892 of 1,108 statewide, top 81%, 695 students, 77% FRL); Floyd T. Binns Middle (math 41% / reading 63%, grade C+, #218 of 342 statewide, top 65%, 779 students, 53% FRL) — zoned schools average 65% FRL vs 37% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.5%/yr); 245 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 425 units permitted in Culpeper County in 2024 (60 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 $6k of value loss. Plan a longer hold.
• Culpeper County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $14k; list at $185k implies a 1270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,856 (1.7% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $256,347
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 Lee St	0.04mi	2/2.0	1,007 (+7%)	22mo	$275,000	$273	64
213 W Fairview Rd	0.49mi	3/1.0 (+1)	1,056 (+12%)	8mo	$270,000	$256	44
620 Azalea St	0.61mi	2/1.0	864 (-8%)	18mo	$275,000	$318	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-19,273
• Equity at exit: $27,584

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-16,817
• Equity at exit: $15,995

Cash invested: $51,800 (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 22701

• Home prices YoY: -17.5%
• Rents YoY: -0.5%
• Active inventory: 245
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $252

Break-even live

Break-even rent $1,499

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Meander Dr Culpeper, VA	1.0	1.0	980	$1,700	$1.73	44d	1	0.45mi
ALC Culpeper, VA	1.0	1.0	590	$1,425	$2.42	2d	1	1.08mi
171 E Davis St Unit 201 Culpeper, VA	2.0	2.0	940	$2,250	$2.39	24d	1	1.09mi
316 N Monticello Ave Unit A Culpeper, VA	2.0	1.0	760	$1,700	$2.24	44d	1	1.12mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $185,000 Pending 15 DOM
2. 2026-06-09
   days on market $185,000 Active 14 DOM
3. 2026-06-08
   days on market $185,000 Active 13 DOM
4. 2026-06-07
   days on market $185,000 Active 12 DOM
5. 2026-06-04
   days on market $185,000 Active 9 DOM
6. 2026-06-03
   days on market $185,000 Active 8 DOM
7. 2026-06-02
   days on market $185,000 Active 7 DOM
8. 2026-06-01
   days on market $185,000 Active 6 DOM
9. 2026-05-31
   days on market $185,000 Active 5 DOM
10. 2026-05-27
    listed $185,000 Active
11. 2026-05-23
    historical $185,000

    Show marketing remark (1191 chars)

    This excellent land opportunity is strategically located at the end of the dead-end lane offering a unique investment potential for savvy buyers. The absence of a thru street enhances privacy and reduces traffic, making it an attractive option for future residential development, custom home construction or he-hab existing residence. Investors will appreciate the potential for significant returns with water, sewer and gas lines already in place. There's always added value with properties in cul-de-sac locations which often command higher resale values due to their appeal and reduced noise levels. The lot's configuration allows for versatile building options, catering to various market demands. With no additional association fees or restrictions, this property provides a blank canvas for creative development. The surrounding neighborhood is poised for growth with several updated homes, making this an ideal time to invest. Take advantage of this rare opportunity to secure a piece of land in a sought-after location. The combination of a quiet setting and the potential for increased property value makes this lot a smart choice for any investor looking to expand their portfolio.

12. 2026-05-23
    listed $185,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    This excellent land opportunity is strategically located at the end of the dead-end lane offering a unique investment potential for savvy buyers. The absence of a thru street enhances privacy and reduces traffic, making it an attractive option for future residential development, custom home construction or he-hab existing residence. Investors will appreciate the potential for significant returns with water, sewer and gas lines already in place. There's always added value with properties in cul-de-sac locations which often command higher resale values due to their appeal and reduced noise levels. The lot's configuration allows for versatile building options, catering to various market demands. With no additional association fees or restrictions, this property provides a blank canvas for creative development. The surrounding neighborhood is poised for growth with several updated homes, making this an ideal time to invest. Take advantage of this rare opportunity to secure a piece of land in a sought-after location. The combination of a quiet setting and the potential for increased property value makes this lot a smart choice for any investor looking to expand their portfolio.

13. 1973-01-01
    soldstatus $13,500

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$668/yr (+$56/mo · 78.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,823
• − Mortgage interest: −$10,363
• − Property taxes: −$849
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$5,382
• Taxable income: $15
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $3,023/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: Culpeper County Public School District
• NCES district ID: 5101050
• Math proficiency: 49% ▼ -33.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $66,051
• Composite: 49.24/100
• National rank: #2033
• State rank: #69 of 131 in VA

Livability — Culpeper

• Score: 76/100
• State rank: #119
• US rank: #3736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Culpeper, VA
• County: Culpeper County · 38,512 people
• City population: 38,512
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 38,512
• Household income: $97,892
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 659.0

Population outlook (Culpeper County) Hauer SSP2

• Today (2025): 54,299 people
• By 2030: 56,492 · +4.0%
• By 2040: 60,267 · +11.0%
• By 2050: 62,773 · +15.6%
• By 2075: 67,747 · +24.8%
• By 2100: 65,971 · +21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 15% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Spanish 14% Other Indo-European 1%

Political lean MEDSL · Culpeper

• 2024 margin: Strong R (+25.0) · D 37.0% · R 61.9% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -9.7pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+19.9 2016: R+25.3 2012: R+16.3 2008: R+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.78%
• Current HPI: 333.8018
• Rent YoY: ▼ -0.54%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• 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

+1270.4% since first listed

4 events — show timeline

• 2026-05-27 Listed $185,000 BRIGHT MLS
• 2026-05-23 Coming Soon $185,000 BRIGHT MLS
• 2026-05-23 Listed $185,000 BRIGHT MLS
• 1973-01-01 Sold (Public Records) $13,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $849 · +13.3% YoY. Source: county tax records.