1 Whites Chapel Rd · Phenix, VA 23959

$150,000

4 bd · 1.0 ba · 3,320 sqft · SingleFamily · 10 Days on market

Built 2025 Good condition 55 ac lot

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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).

• Cash flow +20.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

* Tract 1 * Yes you can finance this at auction, Don't miss the chance to own this huge home on a large tract of land in Charlotte County! This new construction home is just waiting for your creativity to complete it! New well and septic seller is willing to wire the house with acceptable offer Home has an unfinished basement and a walk up attic for extra storage space. The land is open pasture with fencing already in place. Property is going to Auction Friday June 26th at 2:00 pm. Bidding will be both live and online on our website! Listing price is opening bid price.

Key facts

• Large tract of land
• Open pasture
• Huge home

Tags

• HUGE HOME
• LARGE TRACT OF LAND
• UNFINISHED BASEMENT
• WALK UP ATTIC
• OPEN PASTURE
• FENCING ALREADY IN PLACE

Property features AI

Finance

• Other: 55 acres; Zoned A

Exterior

• Parking: Circular driveway
• Utilities: Well water
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Garden; Deck

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating
• Interior features: Vinyl flooring; Walk-out basement
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 64/100 on livability (#360 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B+, housing B+; Watch: health & safety C-, crime D+, amenities F.
• Charlotte County Public School District (rural): math 51% / reading 72% proficiency, ranked #59 of 131 in VA (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Phenix Elementary (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 226 students, 87% FRL); Central Middle (math 49% / reading 69%, grade B, #166 of 342 statewide, top 50%, 370 students, 85% FRL); Randolph-Henry High (math 47% / reading 82%, grade B-, #213 of 319 statewide, top 69%, 478 students, 84% FRL) — zoned schools average 85% FRL vs 48% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 39 units permitted in Charlotte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.6% local appreciation)).
• Charlotte County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.47×
• Total profit: $61,873
• Equity at exit: $100,391

10-year hold

• IRR: 20.3%
• Equity multiple: 5.06×
• Total profit: $170,721
• Equity at exit: $187,561

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 23959

• Home prices YoY: 6.2%
• Active inventory: 23
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $201

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $305	-5% $253	+0% $201	+5% $149	+10% $97
Rent	-10% $77	-5% $139	+0% $201	+5% $263	+10% $325
Rate	-1.0pp $277	-0.5pp $239	base $201	+0.5pp $162	+1.0pp $123

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 10 events

1. 2026-06-21
   days on market $150,000 Active 10 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-15
   days on market $150,000 Active 4 DOM
7. 2026-06-13
   remarks 577-char remark
8. 2026-06-13
   days on market $150,000 Active 3 DOM
9. 2026-06-12
   remarks 461-char remark
10. 2026-06-12
    listed $150,000 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $18,802
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,364
• Taxable income: $27
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,407/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This new construction home is in excellent condition with recent updates, making it a great investment for both resale and rental markets. The property is ready for immediate occupancy with minimal additional work required.

Value-add opportunities

• Both Landscaping and fencing — Improves curb appeal and provides privacy.
• Resale Kitchen appliances — Modern appliances enhance the home's appeal for buyers.
• Resale Bathroom fixtures — Upgraded fixtures improve the home's appeal for buyers.
• Rental Landscaping and fencing — Enhances the property's rental value by providing a more attractive and private living environment.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and fencing — Improves curb appeal and provides privacy. ↑
• Resale Kitchen appliances — Modern appliances enhance the home's appeal for buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures improve the home's appeal for buyers. ↑
• Rental Landscaping and fencing — Enhances the property's rental value by providing a more attractive and private living environment. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Charlotte County Public School District
• NCES district ID: 5100750
• Math proficiency: 51% ▼ -35.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $35,822
• Composite: 50.88/100
• National rank: #1794
• State rank: #59 of 131 in VA

Livability — Phenix

• Score: 64/100
• State rank: #360
• US rank: #14410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,198

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 11,224 people
• By 2030: 10,663 · -5.0%
• By 2040: 9,445 · -15.8%
• By 2050: 8,271 · -26.3%
• By 2075: 5,985 · -46.7%
• By 2100: 3,716 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 25% Two or more races 2%
• Common ancestry: Serbian 9% Scottish 8% Lithuanian 2%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+32.5) · D 33.4% · R 66.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -10.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+24.2 2016: R+22.9 2012: R+13.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.64%
• Current HPI: 112.888
• 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

• 2026-06-10 Listed $150,000 LMLS