4026 Davis St · Emporia, VA 23847

$125,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 53 Days on market

Built 2007 0.35 ac lot $82/sqft · 44% below area Est $223k · 44% under ↓ 24% since listing

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious single-family home offering over 1,500 square feet of potential in the heart of Emporia, Virginia. Conveniently located just minutes from local restaurants, the hospital, schools, and all the amenities Emporia has to offer, this property combines location with opportunity. Featuring 3 bedrooms and 2 full baths, this home is ideal for buyers looking to add their personal touch. With a little tender love and care, it can be transformed into a charming first home or a profitable investment property. Whether you're a first-time homebuyer ready to build equity or an investor searching for your next project, this property presents a great opportunity to bring your vision to life. Don't miss your chance to turn this diamond in the rough into something special! Home is sold as is seller will make no repairs.

Key facts

• Heart of emporia
• Minutes from schools
• 0.35 acre lot

Tags

• SPACIOUS SINGLE-FAMILY HOME
• HEART OF EMPORIA
• MINUTES FROM LOCAL RESTAURANTS
• MINUTES FROM THE HOSPITAL
• MINUTES FROM SCHOOLS

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking; Unpaved parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Wood siding; Drywall interior walls; Composition roof
• Exterior features: Front porch; Porch; Deck; Unpaved driveway; Level topography

Interior

• Kitchen: Kitchen on the first level; Laminate counters
• Bedrooms: Bedroom 2 on the first level; Bedroom 3 on the first level; Main level primary bedroom
• Flooring: Laminate flooring; Partially carpeted
• Bathrooms: 2 full bathrooms; Full bath with tub and shower
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Dining area; Laminate counters; Pantry; Walk-in closet(s)
• Laundry & utility: Laundry room on the first level; Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% in Emporia — 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 64/100 on livability (#370 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime F, amenities F.
• Market conditions: 36 active listings in the ZIP; 5 units permitted in Emporia city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Emporia County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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: 1.03% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $222,896
• List price: $125,000
• Delta: -43.92%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Gowin St	0.60mi	3/2.0	1,350 (-11%)	21mo	$65,000	$48	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-7,227
• Equity at exit: $18,638

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,443
• Equity at exit: $10,808

Cash invested: $35,000 (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 23847

• Home prices YoY: -22.8%
• Active inventory: 36
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $205

Break-even live

Break-even rent $1,024

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   status $125,000 Pending 53 DOM
2. 2026-06-17
   days on market $125,000 Active 53 DOM

   Show marketing remark (836 chars)

   Welcome to this spacious single-family home offering over 1,500 square feet of potential in the heart of Emporia, Virginia. Conveniently located just minutes from local restaurants, the hospital, schools, and all the amenities Emporia has to offer, this property combines location with opportunity. Featuring 3 bedrooms and 2 full baths, this home is ideal for buyers looking to add their personal touch. With a little tender love and care, it can be transformed into a charming first home or a profitable investment property. Whether you're a first-time homebuyer ready to build equity or an investor searching for your next project, this property presents a great opportunity to bring your vision to life. Don't miss your chance to turn this diamond in the rough into something special! Home is sold as is seller will make no repairs.

3. 2026-06-16
   days on market $125,000 Active 52 DOM
4. 2026-06-15
   days on market $125,000 Active 51 DOM
5. 2026-06-15
   days on market $125,000 Active 50 DOM
6. 2026-06-13
   days on market $125,000 Active 49 DOM
7. 2026-06-12
   days on market $125,000 Active 48 DOM
8. 2026-06-09
   days on market $125,000 Active 45 DOM
9. 2026-06-08
   days on market $125,000 Active 44 DOM
10. 2026-06-08
    days on market $125,000 Active 43 DOM
11. 2026-06-05
    days on market $125,000 Active 41 DOM
12. 2026-06-03
    days on market $125,000 Active 39 DOM
13. 2026-06-02
    days on market $125,000 Active 38 DOM
14. 2026-06-01
    days on market $125,000 Active 37 DOM
15. 2026-05-31
    days on market $125,000 Active 36 DOM
16. 2026-05-12
    price $125,000 836-char remark

    Show marketing remark (836 chars)

    Welcome to this spacious single-family home offering over 1,500 square feet of potential in the heart of Emporia, Virginia. Conveniently located just minutes from local restaurants, the hospital, schools, and all the amenities Emporia has to offer, this property combines location with opportunity. Featuring 3 bedrooms and 2 full baths, this home is ideal for buyers looking to add their personal touch. With a little tender love and care, it can be transformed into a charming first home or a profitable investment property. Whether you're a first-time homebuyer ready to build equity or an investor searching for your next project, this property presents a great opportunity to bring your vision to life. Don't miss your chance to turn this diamond in the rough into something special! Home is sold as is seller will make no repairs.

17. 2026-05-11
    price $125,000 951-char remark
18. 2026-04-25
    listed $165,000 Active 836-char remark

    Show marketing remark (836 chars)

    Welcome to this spacious single-family home offering over 1,500 square feet of potential in the heart of Emporia, Virginia. Conveniently located just minutes from local restaurants, the hospital, schools, and all the amenities Emporia has to offer, this property combines location with opportunity. Featuring 3 bedrooms and 2 full baths, this home is ideal for buyers looking to add their personal touch. With a little tender love and care, it can be transformed into a charming first home or a profitable investment property. Whether you're a first-time homebuyer ready to build equity or an investor searching for your next project, this property presents a great opportunity to bring your vision to life. Don't miss your chance to turn this diamond in the rough into something special! Home is sold as is seller will make no repairs.

19. 2026-04-19
    listed $165,000 Active 951-char remark

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $15,400
• − Mortgage interest: −$7,002
• − Property taxes: −$1,217
• − Insurance: −$625
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,636
• Taxable income: $455
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,348/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)

No district data.

Livability — Emporia

• Score: 64/100
• State rank: #370
• US rank: #14846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emporia, VA
• Population (ZIP): 13,346

Population outlook (Emporia County) Hauer SSP2

• Today (2025): 5,078 people
• By 2030: 4,892 · -3.7%
• By 2040: 4,580 · -9.8%
• By 2050: 4,335 · -14.6%
• By 2075: 3,899 · -23.2%
• By 2100: 3,646 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Emporia

• 2024 margin: Solid D (+31.0) · D 65.2% · R 34.2%
• 2008→2024 swing: +0.2pp no change · 2008: 30.8pp · 2024: 31.0pp
• All cycles: 2024: D+31.0 2020: D+36.0 2016: D+31.2 2012: D+33.7 2008: D+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.80%
• Current HPI: 165.052
• 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

-24.2% since first listed

6 events — show timeline

• 2026-06-17 Pending — RVLG
• 2026-06-17 Pending — CVRMLS
• 2026-05-12 Price Changed $125,000 RVLG
• 2026-05-11 Price Changed $125,000 CVRMLS
• 2026-04-25 Listed $165,000 RVLG
• 2026-04-19 Listed $165,000 CVRMLS

Property tax history

+3.7%/yr

Latest (2025): $1,217 · +0.0% YoY. Source: county tax records.