939 Coachpoint Rd · Saluda, VA 23071

$124,900

4 bd · 2.5 ba · 1,968 sqft · SingleFamily public records · 154 Days on market

Built 1966 0.39 ac lot $63/sqft · 63% below area ↓ 37% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Appreciation +4.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots.

Key facts

• 0.39 acre lot
• Garage
• Built 1966

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.0% in Saluda — 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 47/100 on livability (#557 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, schools B; Watch: amenities F, commute F, employment F.
• Middlesex County Public School District (rural): math 45% / reading 59% proficiency, ranked #90 of 131 in VA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 56 active listings in the ZIP; 97 units permitted in Middlesex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Middlesex County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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?
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: 1.31% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (median comp): $340,537
• List price: $124,900
• Delta: -63.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Coachpoint Rd	0.18mi	4/2.5	2,000 (+2%)	16mo	$365,000	$183	75
1033 Point Anne Dr	0.71mi	4/2.0	2,104 (+7%)	2mo	$450,000	$214	51
114 Plum Dr	0.50mi	3/2.0 (-1)	1,700 (-14%)	18mo	$270,000	$159	32

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

Projected returns pro-forma

-1.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.62×
• Total profit: $21,767
• Equity at exit: $28,812

10-year hold

• IRR: 20.1%
• Equity multiple: 2.99×
• Total profit: $69,534
• Equity at exit: $29,129

Cash invested: $34,972 (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 23071

• Home prices YoY: -0.4%
• Active inventory: 56
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $510

Break-even live

Break-even rent $992

Max offer price $124,900

Occupancy floor 64%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $124,900 Active 154 DOM
2. 2026-06-17
   days on market $124,900 Active 153 DOM
3. 2026-06-16
   days on market $124,900 Active 152 DOM
4. 2026-06-15
   days on market $124,900 Active 151 DOM
5. 2026-06-15
   days on market $124,900 Active 150 DOM
6. 2026-06-13
   days on market $124,900 Active 149 DOM
7. 2026-06-12
   days on market $124,900 Active 148 DOM
8. 2026-06-09
   days on market $124,900 Active 145 DOM
9. 2026-06-08
   days on market $124,900 Active 144 DOM
10. 2026-06-08
    days on market $124,900 Active 143 DOM
11. 2026-06-07
    days on market $124,900 Active 142 DOM
12. 2026-06-03
    days on market $124,900 Active 139 DOM
13. 2026-06-02
    days on market $124,900 Active 138 DOM
14. 2026-06-01
    days on market $124,900 Active 137 DOM
15. 2026-05-31
    days on market $124,900 Active 136 DOM
16. 2026-04-28
    price $124,900 223-char remark

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

17. 2026-04-28
    price $124,900 678-char remark

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

18. 2026-04-28
    price $124,900

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

19. 2026-03-25
    price $139,900 223-char remark

    Show marketing remark (223 chars)

    Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots.

20. 2026-03-24
    price $139,900 678-char remark

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

21. 2026-03-24
    price $139,900

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

22. 2026-01-14
    listed $154,900 Active 223-char remark

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

23. 2026-01-14
    listed $154,900 Active 678-char remark

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

24. 2026-01-14
    listed $154,900 Active

    Show marketing remark (678 chars)

    This property is now under auction terms. Opportunity knocks!! Welcome to this 4 bedroom 2.5 bath home in desirable Piankatank Shores waiting for you! Great potential. Your Journey begins here!!! Sold as is where is seller to make no repairs. Property is on 2 lots. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may​​‌​​​​‌​‌​​​‌‌​​​‌‌‌​​‌​​‌‌​​​​ apply).

25. 2025-12-29
    soldstatus $87,595
26. 2006-06-07
    soldstatus $197,999

ⓘ 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: $918 · $77/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$106/yr (+$9/mo · 11.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,642
• − Mortgage interest: −$6,996
• − Property taxes: −$918
• − Insurance: −$624
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,633
• Taxable income: $4,327
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $5,076/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: Middlesex County Public School District
• NCES district ID: 5102490
• Math proficiency: 45% ▼ -35.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,986
• Composite: 44.58/100
• National rank: #2783
• State rank: #90 of 131 in VA

Livability — Saluda

• Score: 47/100
• State rank: #557
• US rank: #26208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,970

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 9,829 people
• By 2030: 9,340 · -5.0%
• By 2040: 8,411 · -14.4%
• By 2050: 7,795 · -20.7%
• By 2075: 7,471 · -24.0%
• By 2100: 7,049 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Middlesex

• 2024 margin: Strong R (+27.4) · D 35.9% · R 63.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -19.2pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+25.1 2016: R+26.0 2012: R+20.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.22%
• Current HPI: 317.9851
• 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

-36.9% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $124,900 REINMLS
• 2026-04-28 Price Changed $124,900 CBRAR
• 2026-04-28 Price Changed $124,900 WMLS
• 2026-03-25 Price Changed $139,900 REINMLS
• 2026-03-24 Price Changed $139,900 CBRAR
• 2026-03-24 Price Changed $139,900 WMLS
• 2026-01-14 Listed $154,900 WMLS
• 2026-01-14 Listed $154,900 CBRAR
• 2026-01-14 Listed $154,900 REINMLS
• 2025-12-29 Sold (Public Records) $87,595 Public Records
• 2006-06-07 Sold (Public Records) $197,999 Public Records

Property tax history

+3.9%/yr

Latest (2025): $918 · +0.0% YoY. Source: county tax records.