20601 Patrick Henry Hwy · Amelia Court House, VA 23083

$260,000

1 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 22 Days on market

Built 1964 0.79 ac lot $171/sqft · 36% below area Est $404k · 36% under

---

Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• Cash flow +5.0/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Charming, move-in ready home offering the perfect blend of comfort, flexibility, and convenience with easy access to Amelia and everything Chesterfield County has to offer! Inside, luxury vinyl plank flooring flows seamlessly through the main living spaces, setting a warm and modern tone from the moment you enter. The versatile front room, currently used as a dining area, can easily adapt to your needs as a cozy living space, home office, or flex room. All three bedrooms are generously sized and filled with natural light, featuring LVP flooring, ceiling fans, and ample closet space. The updated hall bath adds a touch of style with tile flooring and a classic tub/shower combination. The kitc

Key facts

• Fenced yards
• Concrete patio
• Updated hall bath

Tags

• LUXURY VINYL PLANK FLOORING
• UPDATED HALL BATH
• GRANITE COUNTERTOPS
• FENCED YARDS
• CONCRETE PATIO
• WOODEN DECK

Property features AI

Exterior

• Parking: Paved driveway; Oversized driveway (no garage)
• Utilities: Well water; Septic tank
• Home design: 2-story home; Railroad siding; Shingle roof; Brick construction; Resale property
• Construction: Brick construction; Shingle roof; Full unfinished walk-out basement
• Exterior features: Deck; Patio; Paved driveway; Partial mixed split-rail fencing (fenced)

Interior

• Kitchen: Updated appliances; Granite counters
• Bedrooms: Multiple bedrooms on the first level (closets, vinyl flooring)
• Flooring: Vinyl; Concrete; Ceramic tile
• Bathrooms: One full bathroom with tub and shower
• Heating & cooling: Heat pump (electric); Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Main level primary; Masonry wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup; Washer and dryer included; Electric cooking; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-607 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (41.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (54.3% below list).
• Recommended offer: $119k (54.3% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.5% in Amelia Court House — 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 65/100 on livability (#329 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing D, amenities F, commute F.
• Amelia County Public School District (rural): math 44% / reading 64% proficiency, ranked #83 of 131 in VA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Amelia County Elementary (math 46% / reading 60%, grade C, #689 of 1,108 statewide, top 63%, 760 students, 85% FRL); Amelia County Middle (math 37% / reading 61%, grade C-, #238 of 342 statewide, top 71%, 365 students, 84% FRL); Amelia County High (math 57% / reading 82%, grade B, #159 of 319 statewide, top 53%, 538 students, 86% FRL) — zoned schools average 85% FRL vs 42% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 60 units permitted in Amelia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.1% local appreciation)).
• Amelia County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 14y ago 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.

Recommended offer $118,906 (54.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — 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. Schools are A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.46% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.00%
• DSCR: 0.56
• GRM: 18.2

CMA / ARV

• ARV (median comp): $404,439
• List price: $260,000
• Delta: -35.71%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

3.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-5,882
• Equity at exit: $118,582

10-year hold

• IRR: 2.7%
• Equity multiple: 1.43×
• Total profit: $31,124
• Equity at exit: $184,062

Cash invested: $72,800 (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 23083

• Home prices YoY: 1.7%
• Active inventory: 22
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-607

Break-even live

Break-even rent $1,957

Max offer price $152,825

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-533	+0% $-607	+5% $-680	+10% $-754
Rent	-10% $-701	-5% $-654	+0% $-607	+5% $-560	+10% $-513
Rate	-1.0pp $-476	-0.5pp $-541	base $-607	+0.5pp $-674	+1.0pp $-743

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-05-01
   listed $260,000 Active 1679-char remark
2. 2026-04-30
   historical
3. 2026-04-10
   price $269,000
4. 2026-03-20
   price $274,900
5. 2026-02-28
   status Active
6. 2026-02-28
   price $276,400
7. 2026-01-26
   status Pending
8. 2026-01-02
   listed $274,900 Active
9. 2025-12-31
   historical
10. 2025-11-07
    price $274,900
11. 2025-10-16
    price $289,000
12. 2025-09-11
    price $294,500
13. 2025-08-15
    listed $299,000 Active
14. 2024-01-03
    soldstatus $242,500
15. 2023-12-28
    soldstatus $242,500 Closed
16. 2023-11-22
    status Pending
17. 2023-11-21
    status Active
18. 2023-11-02
    price $255,000
19. 2023-10-17
    price $264,900
20. 2023-10-09
    price $274,900
21. 2023-10-02
    price $284,900
22. 2023-09-18
    listed $289,900 Active
23. 2017-05-09
    soldstatus $105,000
24. 2017-05-08
    soldstatus $105,000
25. 2015-11-14
    listed $110,000
26. 2015-11-13
    historical
27. 2015-05-13
    listed $127,950
28. 2015-04-29
    historical
29. 2014-10-29
    listed $132,950
30. 2014-10-18
    historical
31. 2014-04-18
    listed $132,950
32. 2014-01-31
    historical
33. 2013-08-16
    listed $135,000
34. 2013-07-31
    historical
35. 2013-01-28
    listed $159,000
36. 2012-12-31
    historical
37. 2012-08-06
    listed $164,950

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$1,241/yr (+$103/mo · 139.3%)

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

Taxation est. · year 1

• Rental income: $14,269
• − Mortgage interest: −$14,564
• − Property taxes: −$891
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$7,564
• Taxable loss: −$12,333
• Est. tax savings @ 24.0%: +$2,960
• After-tax cash flow: $-4,320/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: Amelia County Public School District
• NCES district ID: 5100180
• Math proficiency: 44% ▼ -42.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $53,185
• Composite: 46.33/100
• National rank: #2468
• State rank: #83 of 131 in VA

Livability — Amelia Court House

• Score: 65/100
• State rank: #329
• US rank: #12495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,384

Population outlook (Amelia County) Hauer SSP2

• Today (2025): 12,928 people
• By 2030: 12,819 · -0.8%
• By 2040: 12,381 · -4.2%
• By 2050: 11,607 · -10.2%
• By 2075: 10,186 · -21.2%
• By 2100: 9,067 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 13% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 7% Slovak 2% Italian 2%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Amelia

• 2024 margin: Solid R (+44.4) · D 27.6% · R 71.9%
• 2008→2024 swing: -21.7pp toward R · 2008: -22.7pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+37.7 2016: R+36.3 2012: R+26.7 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.11%
• Current HPI: 184.6872
• 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

+57.6% since first listed

38 events — show timeline

• 2026-05-24 Pending — CVRMLS
• 2026-05-01 Listed $260,000 CVRMLS
• 2026-04-30 Listing Removed — CVRMLS
• 2026-04-10 Price Changed $269,000 CVRMLS
• 2026-03-20 Price Changed $274,900 CVRMLS
• 2026-02-28 Relisted — CVRMLS
• 2026-02-28 Price Changed $276,400 CVRMLS
• 2026-01-26 Pending — CVRMLS
• 2026-01-02 Listed $274,900 CVRMLS
• 2025-12-31 Listing Removed — CVRMLS
• 2025-11-07 Price Changed $274,900 CVRMLS
• 2025-10-16 Price Changed $289,000 CVRMLS
• 2025-09-11 Price Changed $294,500 CVRMLS
• 2025-08-15 Listed $299,000 CVRMLS
• 2024-01-03 Sold (Public Records) $242,500 Public Records
• 2023-12-28 Sold (MLS) $242,500 CVRMLS
• 2023-11-22 Pending — CVRMLS
• 2023-11-21 Relisted — CVRMLS
• 2023-11-02 Price Changed $255,000 CVRMLS
• 2023-10-17 Price Changed $264,900 CVRMLS
• 2023-10-09 Price Changed $274,900 CVRMLS
• 2023-10-02 Price Changed $284,900 CVRMLS
• 2023-09-18 Listed $289,900 CVRMLS
• 2017-05-09 Sold (MLS) $105,000 CVRMLS
• 2017-05-08 Sold (Public Records) $105,000 Public Records
• 2015-11-14 Listed $110,000 CVRMLS
• 2015-11-13 Listing Removed — CVRMLS
• 2015-05-13 Listed $127,950 CVRMLS
• 2015-04-29 Listing Removed — CVRMLS
• 2014-10-29 Listed $132,950 CVRMLS
• 2014-10-18 Listing Removed — CVRMLS
• 2014-04-18 Listed $132,950 CVRMLS
• 2014-01-31 Listing Removed — CVRMLS
• 2013-08-16 Listed $135,000 CVRMLS
• 2013-07-31 Listing Removed — CVRMLS
• 2013-01-28 Listed $159,000 CVRMLS
• 2012-12-31 Listing Removed — CVRMLS
• 2012-08-06 Listed $164,950 CVRMLS

Property tax history

+4.5%/yr

Latest (2025): $891 · +0.0% YoY. Source: county tax records.