8197 Lankford Hwy · Oak Hall, VA 23416

$56,100

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 113 Days on market

Built 1955 3,484 sqft lot $78/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Lankford Highway-Oak Hall: This 1955 house has 720 sq ft. There is a well & septic and may have potential. May be a tear down or salvageable depending on your skills. Selling AS-IS. CASH ONLY. Please bring Proof of Funds Letter w/ OFFER. Please do not enter house because it could be unsafe.

Key facts

• 3,484 sq ft lot
• Built 1955
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#558 in VA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, crime A, cost of living A-; Watch: amenities F, commute F, employment F.
• Accomack County Public School District (rural): math 44% / reading 59% proficiency, ranked #99 of 131 in VA (top 76%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 181 units permitted in Accomack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $120 of equity ($388 loan paydown + $-268 appreciation (-0.5% local appreciation)).
• Accomack County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,051 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
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: 1.56% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.75%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (median comp): $115,464
• List price: $56,100
• Delta: -51.41%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.23×
• Total profit: $19,395
• Equity at exit: $14,961

10-year hold

• IRR: 30.5%
• Equity multiple: 4.28×
• Total profit: $51,523
• Equity at exit: $16,956

Cash invested: $15,708 (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 23416

• Home prices YoY: -0.4%
• Active inventory: 3
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $350

Break-even live

Break-even rent $434

Max offer price $56,100

Occupancy floor 55%

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: $14,025
• Closing costs: $1,683
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $56,100 Active 113 DOM
2. 2026-06-17
   days on market $56,100 Active 112 DOM
3. 2026-06-16
   days on market $56,100 Active 111 DOM
4. 2026-06-15
   days on market $56,100 Active 110 DOM
5. 2026-06-15
   days on market $56,100 Active 109 DOM
6. 2026-06-13
   days on market $56,100 Active 108 DOM
7. 2026-06-12
   days on market $56,100 Active 107 DOM
8. 2026-06-09
   days on market $56,100 Active 104 DOM
9. 2026-06-08
   days on market $56,100 Active 103 DOM
10. 2026-06-08
    days on market $56,100 Active 102 DOM
11. 2026-06-07
    days on market $56,100 Active 101 DOM
12. 2026-06-03
    days on market $56,100 Active 98 DOM
13. 2026-06-02
    days on market $56,100 Active 97 DOM
14. 2026-06-01
    days on market $56,100 Active 96 DOM
15. 2026-05-31
    days on market $56,100 Active 95 DOM
16. 2026-02-25
    listed $56,100 Active 298-char remark

    Show marketing remark (298 chars)

    Lankford Highway-Oak Hall: This 1955 house has 720 sq ft. There is a well & septic and may have potential. May be a tear down or salvageable depending on your skills. Selling AS-IS. CASH ONLY. Please bring Proof of Funds Letter w/ OFFER. Please do not enter house because it could be unsafe.

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $460 · $38/mo
• Expected delta: +$160/yr (+$13/mo · 53.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,521
• − Mortgage interest: −$3,142
• − Property taxes: −$300
• − Insurance: −$280
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$1,632
• Taxable income: $3,483
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $3,365/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: Accomack County Public School District
• NCES district ID: 5100060
• Math proficiency: 44% ▼ -36.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $40,348
• Composite: 43.05/100
• National rank: #3096
• State rank: #99 of 131 in VA

Livability — Oak Hall

• Score: 47/100
• State rank: #558
• US rank: #26253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hall, VA
• Population (ZIP): 96

Population outlook (Accomack County) Hauer SSP2

• Today (2025): 32,072 people
• By 2030: 31,425 · -2.0%
• By 2040: 29,685 · -7.4%
• By 2050: 27,748 · -13.5%
• By 2075: 23,396 · -27.1%
• By 2100: 18,774 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 46%

Political lean MEDSL · Accomack

• 2024 margin: R (+13.3) · D 43.0% · R 56.3%
• 2008→2024 swing: -11.9pp toward R · 2008: -1.4pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+9.4 2016: R+11.7 2012: R+3.5 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 110.8377
• 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

• 2026-02-25 Listed $56,100 ESAR

Property tax history

+1.9%/yr

Latest (2025): $300 · +10.3% YoY. Source: county tax records.