1432 Church St · Appomattox, VA 24522

$40,000

3 bd · 1.0 ba · 1,345 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.29 ac lot ↓ 50% since listing

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Why this score? — see what drove the F 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).

• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Cash flow +3.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

* Attention Investors * This home is waiting for you to bring it back to life. This home sits on a nice level lot in a great location. Just minutes from Historic Appomattox. Property is going to Auction August 14th at 1:00 pm. Bidding will be both live and online on our website! Listing price is opening bid price.

Key facts

• 0.29 acre lot
• Built 1950
• Listed 8 days

Property features AI

Finance

• Financial info: Annual tax approximately $800

Exterior

• Parking: Off-street parking
• Home design: Single-family residence; One story
• Construction: Asbestos exterior material
• Exterior features: Metal roof; Lot of about 0.29 acres

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: Electric water heater; Partial basement
• Laundry & utility: Laundry on the main level

🔨 Auction listing. The $40,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $247,480 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $-722 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 77/100 on livability (#98 in VA, #3,144 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Appomattox County Public School District (rural): math 53% / reading 69% proficiency, ranked #56 of 131 in VA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Appomattox Elementary (math 50% / reading 65%, grade C+, #588 of 1,108 statewide, top 54%, 531 students, 74% FRL); Appomattox Middle (math 49% / reading 68%, grade B, #171 of 342 statewide, top 50%, 539 students, 74% FRL); Appomattox County High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 699 students, 73% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; 95 units permitted in Appomattox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (6.6% local appreciation)).
• Appomattox County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 9.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 2.79%
• Cash-on-cash: -12.51%
• DSCR: 0.44
• GRM: 16.5

CMA / ARV

• ARV (on-the-fly): $247,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
746 Church St	0.64mi	3/2.0	1,363 (+1%)	2mo	$305,000	$224	62
216 Avery Ln	0.43mi	4/3.0 (+1)	1,430 (+6%)	0mo	$373,400	$261	56
310 Lee Grant Ave	0.44mi	3/1.0	1,225 (-9%)	13mo	$225,500	$184	54
4550 Pumping Station Rd	0.67mi	3/2.0	1,288 (-4%)	7mo	$218,000	$169	52
212 High St	0.71mi	4/1.5 (+1)	1,431 (+6%)	2mo	$115,000	$80	48
583 Cornfield Ln	0.72mi	3/2.0	1,300 (-3%)	12mo	$335,000	$258	47
159 Second St	0.69mi	3/1.0	1,524 (+13%)	2mo	$199,000	$131	44
681 Cornfield Ln	0.70mi	3/2.0	1,500 (+12%)	3mo	$290,000	$193	42
682 Cornfield Ln	0.70mi	3/2.0	1,500 (+12%)	4mo	$294,900	$197	41
208 Lee Grant Ave	0.52mi	2/1.0 (-1)	1,160 (-14%)	8mo	$109,000	$94	41
1110 Confederate Blvd Blvd	0.68mi	3/1.0	1,527 (+14%)	7mo	$189,900	$124	40
1289 Confederate Blvd	0.62mi	3/2.0	1,165 (-13%)	6mo	$174,500	$150	40

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

Projected returns pro-forma

6.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.49×
• Total profit: $33,701
• Equity at exit: $164,347

10-year hold

• IRR: 8.8%
• Equity multiple: 2.92×
• Total profit: $133,298
• Equity at exit: $305,915

Cash invested: $69,294 (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 24522

• Home prices YoY: 3.3%
• Active inventory: 101
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$1,298
• Tax est. 1.5%: −$309 /mo · $3,712/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-722

Break-even live

Break-even rent $2,165

Max offer price $167,412

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-383	+0% $-722	+5% $-808	+10% $-894
Rent	-10% $-821	-5% $-772	+0% $-722	+5% $-673	+10% $-624
Rate	-1.0pp $-598	-0.5pp $-660	base $-722	+0.5pp $-787	+1.0pp $-852

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: $61,870
• Closing costs: $7,424
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $40,000 Active 9 DOM
2. 2026-06-19
   days on market $40,000 Active 7 DOM
3. 2026-06-18
   days on market $40,000 Active 6 DOM
4. 2026-06-17
   days on market $40,000 Active 5 DOM
5. 2026-06-16
   days on market $40,000 Active 4 DOM
6. 2026-06-15
   days on market $40,000 Active 3 DOM
7. 2026-06-13
   remarks 316-char remark
8. 2026-06-13
   listed $40,000 Active 1 DOM

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $481 · $40/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,004
• − Mortgage interest: −$13,863
• − Property taxes: −$3,712
• − Insurance: −$1,237
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$7,199
• Taxable loss: −$13,408
• Est. tax savings @ 24.0%: +$3,218
• After-tax cash flow: $-5,452/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: Appomattox County Public School District
• NCES district ID: 5100240
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $50,059
• Composite: 51.85/100
• National rank: #1663
• State rank: #56 of 131 in VA

Livability — Appomattox

• Score: 77/100
• State rank: #98
• US rank: #3144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Appomattox, VA
• Population (ZIP): 10,494

Population outlook (Appomattox County) Hauer SSP2

• Today (2025): 16,213 people
• By 2030: 16,548 · +2.1%
• By 2040: 17,047 · +5.1%
• By 2050: 17,286 · +6.6%
• By 2075: 17,710 · +9.2%
• By 2100: 16,609 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 19% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Appomattox

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.1%
• 2008→2024 swing: -21.4pp toward R · 2008: -29.6pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.2 2016: R+46.4 2012: R+36.4 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.56%
• Current HPI: 205.9082
• 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

-49.9% since first listed

4 events — show timeline

• 2026-06-12 Listed $40,000 LMLS
• 2018-02-19 Listed $73,000 LMLS
• 2017-06-28 Listed $69,900 LMLS
• 2016-07-25 Listed $79,900 LMLS

Property tax history

+0.3%/yr

Latest (2025): $481 · +0.0% YoY. Source: county tax records.