30055 Highway 49 · Fairview, VA 23924

$125,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily · 42 Days on market

Built 1999 Fair condition 6.77 ac lot $117/sqft · at area comps Est $124k · at est.

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.3/15.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.8/5.0

Listing remarks MLS

Set on almost 7 acres just outside Chase City, this well-kept 1999 singlewide home on a permanent foundation offers a simple, comfortable layout with plenty of space to spread out. Inside, you'll find three bedrooms- two bedrooms and a full bath on one end of the home, while the primary suite sits on the opposite side with its own full bathroom and a spacious walk-in closet. The setting is a standout, with a nice open yard around the home and a backdrop of mature woods that gives the property a quiet, tucked-away feel. Don't miss this place with room to breathe and a home that's been cared for!. Sold AS-IS

Key facts

• 6.77 acre lot
• Built 1999
• Listed 42 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Residential property
• Exterior features: Approximately 6.77 acres; Zoned agricultural (AG)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Heat pump heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 36/100 on livability (#589 in VA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $3k appreciation (2.0% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $124,362
• List price: $125,000
• Delta: 0.51%
• Verdict: FAIR
• Comps: 16 within 2.0 mi

Projected returns pro-forma

2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.01×
• Total profit: $35,281
• Equity at exit: $49,571

10-year hold

• IRR: 20.8%
• Equity multiple: 3.76×
• Total profit: $96,675
• Equity at exit: $71,589

Cash invested: $35,000 (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 23924

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $415

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 69%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   statusdays on market $125,000 Pending 42 DOM

   Show marketing remark (613 chars)

   Set on almost 7 acres just outside Chase City, this well-kept 1999 singlewide home on a permanent foundation offers a simple, comfortable layout with plenty of space to spread out. Inside, you'll find three bedrooms- two bedrooms and a full bath on one end of the home, while the primary suite sits on the opposite side with its own full bathroom and a spacious walk-in closet. The setting is a standout, with a nice open yard around the home and a backdrop of mature woods that gives the property a quiet, tucked-away feel. Don't miss this place with room to breathe and a home that's been cared for!. Sold AS-IS

2. 2026-06-15
   days on market $125,000 Active 41 DOM
3. 2026-06-14
   days on market $125,000 Active 39 DOM
4. 2026-06-13
   days on market $125,000 Active 38 DOM
5. 2026-06-10
   days on market $125,000 Active 36 DOM
6. 2026-06-09
   days on market $125,000 Active 35 DOM
7. 2026-06-08
   days on market $125,000 Active 34 DOM
8. 2026-06-07
   days on market $125,000 Active 33 DOM
9. 2026-06-05
   days on market $125,000 Active 30 DOM
10. 2026-06-03
    days on market $125,000 Active 29 DOM
11. 2026-06-02
    days on market $125,000 Active 28 DOM
12. 2026-06-01
    days on market $125,000 Active 27 DOM
13. 2026-05-31
    days on market $125,000 Active 26 DOM
14. 2026-05-31
    days on market $125,000 Active 25 DOM
15. 2026-05-06
    listed $125,000 Active 611-char remark

    Show marketing remark (613 chars)

    Set on almost 7 acres just outside Chase City, this well-kept 1999 singlewide home on a permanent foundation offers a simple, comfortable layout with plenty of space to spread out. Inside, you'll find three bedrooms- two bedrooms and a full bath on one end of the home, while the primary suite sits on the opposite side with its own full bathroom and a spacious walk-in closet. The setting is a standout, with a nice open yard around the home and a backdrop of mature woods that gives the property a quiet, tucked-away feel. Don't miss this place with room to breathe and a home that's been cared for!. Sold AS-IS

16. 2026-05-05
    listed $125,000 Active 612-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $19,426
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$3,636
• Taxable income: $3,180
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $4,217/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This singlewide home on a permanent foundation requires significant updates to its kitchen, bathrooms, exterior, and interior to improve its condition and value. Modernizing these areas can significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major exterior paint — faded and in poor condition
• Major flooring — dated and in poor condition
• Major interior paint — dated and peeling in some areas

Value-add opportunities

• Resale modernize kitchen — modern kitchen with updated appliances and cabinetry can significantly increase the home's value
• Resale modernize bathrooms — modern bathrooms with updated fixtures and tile can significantly increase the home's value
• Both landscape and improve curb appeal — improved landscaping and curb appeal can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
exterior paint · faded and in poor condition	Major	$15,000–50,000
flooring · dated and in poor condition	Major	$15,000–50,000
interior paint · dated and peeling in some areas	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale modernize kitchen — modern kitchen with updated appliances and cabinetry can significantly increase the home's value ↑
• Resale modernize bathrooms — modern bathrooms with updated fixtures and tile can significantly increase the home's value ↑
• Both landscape and improve curb appeal — improved landscaping and curb appeal can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Fairview

• Score: 36/100
• State rank: #589
• US rank: #27648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, VA
• Population (ZIP): 5,709

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.04%
• Current HPI: 155.5959
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-16 Pending — RVLG
• 2026-06-16 Pending — SCAR
• 2026-05-06 Listed $125,000 RVLG
• 2026-05-05 Listed $125,000 SCAR