108 Elkhorn Trl · Bracey, VA 23919

$86,500

2 bd · 1.0 ba · 700 sqft · SingleFamily · 13 Days on market

Built 1972 4,356 sqft lot Est $71k · 21% over $67/mo HOA · 4% of rent

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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
• Appreciation +5.7/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Opportunity awaits in the highly active and fun-filled River Ridge Camping & Golf Community! Known for its lively atmosphere and welcoming spirit, this Lake Gaston neighborhood is full of energy, recreation, and community events, perfect for those looking to enjoy an active lake lifestyle. Situated on a spacious corner lot, this 2-bedroom, 1-bath singlewide offers the perfect chance to create your own retreat near beautiful Lake Gaston. The home offers approximately 700 square feet of living space and is ready for a new owner to bring their vision and updates. Whether you're searching for an affordable weekend getaway, investment opportunity, or a base for lake adventures, the locatio

Key facts

• Spacious corner lot
• Minutes from boating
• Minutes from fishing

Tags

• SPACIOUS CORNER LOT
• ACTIVE LAKE LIFESTYLE
• INVESTMENT OPPORTUNITY
• BASE FOR LAKE ADVENTURES
• MINUTES FROM BOATING
• MINUTES FROM FISHING

Property features AI

Finance

• HOA & community: Monthly association fee of $67.50; Located in River Ridge Golf & Camping Club

Exterior

• Utilities: Public sewer
• Home design: Single wide mobile home; One level; Residential / Vacation property
• Construction: Pillar/post/pier foundation
• Exterior features: Front porch; Rear porch; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Window air conditioning units
• Interior features: Electric oven and electric range; Refrigerator; Microwave; Carpet and vinyl flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 14.0% vs local median 2.5% in Bracey — 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 61/100 on livability (#421 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 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 $2k of equity ($598 loan paydown + $1k appreciation (1.4% 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 (1.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $86k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $86,500

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.78% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $71,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Haw Haw Trl	0.38mi	2/1.0	676 (-3%)	10mo	$69,000	$102	69
421 Happy Trl	0.51mi	1/1.0 (-1)	638 (-9%)	1mo	$27,500	$43	55
18 Huron Trl	0.44mi	2/1.5	787 (+12%)	16mo	$135,000	$172	44
76 Lumber Trl	0.73mi	1/1.0 (-1)	600 (-14%)	13mo	$55,000	$92	26

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.60×
• Total profit: $38,649
• Equity at exit: $31,438

10-year hold

• IRR: 32.5%
• Equity multiple: 5.03×
• Total profit: $97,700
• Equity at exit: $43,296

Cash invested: $24,220 (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 23919

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$454
• Tax est. 1.5%: −$108 /mo · $1,298/yr
• Insurance: −$36
• HOA: −$67
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $552

Break-even live

Break-even rent $841

Max offer price $86,500

Occupancy floor 59%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-18
   days on market $86,500 Active 13 DOM
2. 2026-06-17
   days on market $86,500 Active 12 DOM
3. 2026-06-16
   days on market $86,500 Active 11 DOM
4. 2026-06-15
   days on market $86,500 Active 10 DOM
5. 2026-06-14
   days on market $86,500 Active 8 DOM
6. 2026-06-13
   days on market $86,500 Active 7 DOM
7. 2026-06-10
   days on market $86,500 Active 5 DOM
8. 2026-06-09
   days on market $86,500 Active 4 DOM
9. 2026-06-08
   days on market $86,500 Active 3 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $86,500 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,487
• − Mortgage interest: −$4,845
• − Property taxes: −$1,298
• − Insurance: −$432
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − HOA: −$804
• − Depreciation: −$2,516
• Taxable income: $5,633
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $5,275/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: 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 — Bracey

• Score: 61/100
• State rank: #421
• US rank: #18014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bracey, VA
• City population: 2,096
• Population (ZIP): 2,096

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Two or more races 3%
• Common ancestry: Russian 5% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

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: ▲ 1.42%
• Current HPI: 204.6074
• 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

+1053.3% since first listed

5 events — show timeline

• 2026-06-05 Listed $86,500 RVLG
• 2025-09-08 Sold (Public Records) $50,000 Public Records
• 2025-04-03 Sold (Public Records) $40,000 Public Records
• 2023-11-17 Sold (Public Records) $9,400 Public Records
• 1992-06-10 Sold (Public Records) $7,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $34 · +0.0% YoY. Source: county tax records.