4604 Swingning Bridge Road Rd · Brookneal, VA 24528

$150,000

2 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 14 Days on market

Built 1952 2.00 ac lot $133/sqft · 47% below area Est $284k · 47% under

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Why this score? — see what drove the C- 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
• Cash flow +10.2/30.0
• Appreciation +7.4/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Welcome to 4604 Swinging Bridge Road situated on 2 peaceful acres offering endless potential for the right buyer. This home features 2 bedrooms with the possibility for a 3rd bedroom, office, or flex space to fit your needs. A detached 2-car garage with power provides excellent space for storage, hobbies, or a workshop. The home could use some TLC and updating, making it a great opportunity for investors, first-time buyers, or anyone looking to add their own personal touch. With plenty of outdoor space and room to grow, this property offers the perfect blend of country living and opportunity.

Key facts

• Country living
• 2 peaceful acres
• Flex space

Tags

• 2 PEACEFUL ACRES
• DETACHED 2-CAR GARAGE
• FLEX SPACE
• OUTDOOR SPACE
• COUNTRY LIVING

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Well water; Septic tank
• Home design: Single family residence; 1 story
• Construction: Stucco construction
• Exterior features: Shingle roof; 2 acres

Interior

• Kitchen: Electric range
• Flooring: Carpet; Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Electric range; Electric water heater
• Laundry & utility: Laundry in basement; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (32.1% below list).
• Recommended offer: $102k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% in Brookneal — 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 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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: Brookneal Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 411 students, 74% FRL); William Campbell High (math 45% / reading 61%, grade C-, #291 of 319 statewide, top 92%, 397 students, 70% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 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 $8k of equity ($1k loan paydown + $7k appreciation (4.8% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,822 (32.1% 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 1952 — 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 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?
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: 0.68% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (median comp): $283,584
• List price: $150,000
• Delta: -47.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4845 Swinging Bridge Rd	0.24mi	2/1.0	1,178 (+4%)	22mo	$210,950	$179	64

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

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.64×
• Total profit: $27,023
• Equity at exit: $82,886

10-year hold

• IRR: 11.7%
• Equity multiple: 3.08×
• Total profit: $87,286
• Equity at exit: $141,329

Cash invested: $42,000 (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 24528

• Home prices YoY: 2.7%
• Active inventory: 35
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-86

Break-even live

Break-even rent $1,127

Max offer price $134,786

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   listed $150,000 Active 600-char remark

   Show marketing remark (599 chars)

   Welcome to 4604 Swinging Bridge Road situated on 2 peaceful acres offering endless potential for the right buyer. This home features 2 bedrooms with the possibility for a 3rd bedroom, office, or flex space to fit your needs. A detached 2-car garage with power provides excellent space for storage, hobbies, or a workshop. The home could use some TLC and updating, making it a great opportunity for investors, first-time buyers, or anyone looking to add their own personal touch. With plenty of outdoor space and room to grow, this property offers the perfect blend of country living and opportunity.

2. 2026-05-13
   listed $150,000 Active 599-char remark

   Show marketing remark (599 chars)

   Welcome to 4604 Swinging Bridge Road situated on 2 peaceful acres offering endless potential for the right buyer. This home features 2 bedrooms with the possibility for a 3rd bedroom, office, or flex space to fit your needs. A detached 2-car garage with power provides excellent space for storage, hobbies, or a workshop. The home could use some TLC and updating, making it a great opportunity for investors, first-time buyers, or anyone looking to add their own personal touch. With plenty of outdoor space and room to grow, this property offers the perfect blend of country living and opportunity.

3. 2006-08-25
   soldstatus $40,000
4. 2001-03-01
   soldstatus $30,000

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$733/yr (+$61/mo · 147.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $12,219
• − Mortgage interest: −$8,402
• − Property taxes: −$497
• − Insurance: −$750
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$4,364
• Taxable loss: −$3,749
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $-134/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 — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,793

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 (70%)
• Race & ethnicity: White 70% Black 24% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.77%
• Current HPI: 181.6064
• 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

+400.0% since first listed

6 events — show timeline

• 2026-05-27 Pending — SPLLAR
• 2026-05-27 Pending — LMLS
• 2026-05-13 Listed $150,000 LMLS
• 2026-05-13 Listed $150,000 SPLLAR
• 2006-08-25 Sold (Public Records) $40,000 Public Records
• 2001-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $497 · +0.0% YoY. Source: county tax records.