101 Beale Rd · Altavista, VA 24571

$169,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 7 Days on market

Built 1945 4,199 sqft lot

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

First time home buyers or looking to downsize, you need to see this home. Peaceful location on a dead-end street. Beautiful views from the front and back of house. Home updated about 5 years ago, new cabinets, granite counter tops, stainless appliances. Seller leaving all appliances including washer/dryer and a nice Leonard outbuilding. Hardwood floors and tile. Replacements windows. Enjoy the summer evenings sitting in the backyard around the firepit. Backyard is fenced. Call to schedule your showing today.

Key facts

• Outbuilding
• Fire pit
• Modern fixtures

Tags

• FULLY FENCED BACKYARD
• FIRE PIT
• GRILLING AREA
• OUTBUILDING
• ROLLING PASTURE VIEWS
• MODERN FIXTURES

Property features AI

Finance

• Other: Approximately 0.0964 acres lot

Exterior

• Security: Security system
• Utilities: Well water; Septic tank
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof; Built on crawl space
• Exterior features: Garden; Fenced yard; Storage structure

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave; Electric water heater
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Has heating
• Interior features: Storm windows; Crawl space basement
• Laundry & utility: Main level laundry room with washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 9.3% vs local median 3.6% in Altavista — 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 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Altavista Elementary (math 59% / reading 64%, grade B, #516 of 1,108 statewide, top 47%, 500 students, 75% FRL); Altavista High (math 40% / reading 72%, grade C, #275 of 319 statewide, top 87%, 669 students, 69% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.9% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.05% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $20,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Woodruff Dr	0.63mi	3/1.0 (+1)	760 (+13%)	14mo	$23,000	$30	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.97×
• Total profit: $45,854
• Equity at exit: $74,809

10-year hold

• IRR: 18.7%
• Equity multiple: 3.69×
• Total profit: $127,129
• Equity at exit: $114,379

Cash invested: $47,320 (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 24571

• Home prices YoY: 1.8%
• Active inventory: 61
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $419

Break-even live

Break-even rent $1,251

Max offer price $169,000

Occupancy floor 71%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $169,000 Active
3. 2024-06-07
   soldstatus $157,000 Closed 513-char remark

   Show marketing remark (513 chars)

   First time home buyers or looking to downsize, you need to see this home. Peaceful location on a dead-end street. Beautiful views from the front and back of house. Home updated about 5 years ago, new cabinets, granite counter tops, stainless appliances. Seller leaving all appliances including washer/dryer and a nice Leonard outbuilding. Hardwood floors and tile. Replacements windows. Enjoy the summer evenings sitting in the backyard around the firepit. Backyard is fenced. Call to schedule your showing today.

4. 2024-05-09
   status Pending 513-char remark

   Show marketing remark (513 chars)

   First time home buyers or looking to downsize, you need to see this home. Peaceful location on a dead-end street. Beautiful views from the front and back of house. Home updated about 5 years ago, new cabinets, granite counter tops, stainless appliances. Seller leaving all appliances including washer/dryer and a nice Leonard outbuilding. Hardwood floors and tile. Replacements windows. Enjoy the summer evenings sitting in the backyard around the firepit. Backyard is fenced. Call to schedule your showing today.

5. 2024-05-06
   listed $149,900 Active 513-char remark

   Show marketing remark (513 chars)

   First time home buyers or looking to downsize, you need to see this home. Peaceful location on a dead-end street. Beautiful views from the front and back of house. Home updated about 5 years ago, new cabinets, granite counter tops, stainless appliances. Seller leaving all appliances including washer/dryer and a nice Leonard outbuilding. Hardwood floors and tile. Replacements windows. Enjoy the summer evenings sitting in the backyard around the firepit. Backyard is fenced. Call to schedule your showing today.

6. 2021-06-21
   soldstatus $117,500 295-char remark

   Show marketing remark (295 chars)

   Beautiful bungalow in Campbell county with stainless steel appliances, granite kitchen appliances, hardwood floors, rock wall, and even an electric fireplace in the open living. The back yard has fire pit with a brand new 16x10 shed. Nice and secluded lot, come see it now, it will not last long

7. 2021-04-30
   listed $119,900 295-char remark

   Show marketing remark (295 chars)

   Beautiful bungalow in Campbell county with stainless steel appliances, granite kitchen appliances, hardwood floors, rock wall, and even an electric fireplace in the open living. The back yard has fire pit with a brand new 16x10 shed. Nice and secluded lot, come see it now, it will not last long

8. 2016-11-17
   soldstatus $91,500
9. 2016-04-23
   listed $85,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$1,006/yr (+$84/mo · 264.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,378
• − Mortgage interest: −$9,467
• − Property taxes: −$380
• − Insurance: −$845
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$4,916
• Taxable income: $2,349
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $4,465/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

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): 2,073

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Black 9% Hispanic / Latino 5% Asian 1% Pacific Islander 1%
• Common ancestry: Slovak 4% Italian 2% Portuguese 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 164.3696
• 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

+98.8% since first listed

9 events — show timeline

• 2026-05-01 Pending — LMLS
• 2026-04-24 Listed $169,000 LMLS
• 2024-06-07 Sold (MLS) $157,000 LMLS
• 2024-05-09 Pending — LMLS
• 2024-05-06 Listed $149,900 LMLS
• 2021-06-21 Sold (MLS) $117,500 LMLS
• 2021-04-30 Listed $119,900 LMLS
• 2016-11-17 Sold (MLS) $91,500 LMLS
• 2016-04-23 Listed $85,000 LMLS

Property tax history

+13.5%/yr

Latest (2025): $380 · +0.0% YoY. Source: county tax records.