7382 Bullbegger Rd · Oak Hall, VA 23416

$115,000

3 bd · 1.5 ba · 1,790 sqft · SingleFamily public records · 301 Days on market

Built 1905 0.75 ac lot $64/sqft · 53% below area ↓ 50% 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.8/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Looking for privacy? Here's a big old farm house on a 3/4 acre lot, with farm fields on three sides, trees across the road, and no houses immediately around it on either side. Lots of room for all kinds of options. .. pets, garden, friends, hobbies, you name it, with no close neighbors. A diamond in the rough!

Key facts

• Big lot
• Big garden
• Room for pets

Tags

• BIG LOT
• ROOM FOR PETS
• BIG GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#558 in VA) — a working-class tenant base; expect higher turnover. Strengths: schools A+, crime A, cost of living A-; Watch: amenities F, commute F, employment F.
• Accomack County Public School District (rural): math 44% / reading 59% proficiency, ranked #99 of 131 in VA (top 76%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 181 units permitted in Accomack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $245 of equity ($795 loan paydown + $-550 appreciation (-0.5% local appreciation)).
• Accomack County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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 1905 — 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 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. 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: 1.11% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $242,983
• List price: $115,000
• Delta: -52.67%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.33×
• Total profit: $10,595
• Equity at exit: $30,670

10-year hold

• IRR: 12.8%
• Equity multiple: 2.33×
• Total profit: $42,728
• Equity at exit: $34,758

Cash invested: $32,200 (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 23416

• Home prices YoY: -0.4%
• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $260

Break-even live

Break-even rent $947

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $325	-5% $292	+0% $260	+5% $227	+10% $194
Rent	-10% $159	-5% $209	+0% $260	+5% $310	+10% $360
Rate	-1.0pp $317	-0.5pp $289	base $260	+0.5pp $230	+1.0pp $199

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 301 DOM
2. 2026-06-18
   days on market $115,000 Active 299 DOM
3. 2026-06-17
   days on market $115,000 Active 298 DOM
4. 2026-06-16
   days on market $115,000 Active 297 DOM
5. 2026-06-15
   days on market $115,000 Active 296 DOM
6. 2026-06-15
   days on market $115,000 Active 295 DOM
7. 2026-06-13
   days on market $115,000 Active 294 DOM
8. 2026-06-12
   days on market $115,000 Active 293 DOM
9. 2026-06-09
   days on market $115,000 Active 290 DOM
10. 2026-06-08
    days on market $115,000 Active 289 DOM
11. 2026-06-08
    days on market $115,000 Active 288 DOM
12. 2026-06-07
    days on market $115,000 Active 287 DOM
13. 2026-06-03
    days on market $115,000 Active 284 DOM
14. 2026-06-02
    days on market $115,000 Active 283 DOM
15. 2026-06-01
    days on market $115,000 Active 282 DOM
16. 2026-05-31
    days on market $115,000 Active 281 DOM
17. 2026-05-18
    price $115,000 312-char remark

    Show marketing remark (312 chars)

    Looking for privacy? Here's a big old farm house on a 3/4 acre lot, with farm fields on three sides, trees across the road, and no houses immediately around it on either side. Lots of room for all kinds of options. .. pets, garden, friends, hobbies, you name it, with no close neighbors. A diamond in the rough!

18. 2025-08-23
    listed $199,000 Active 312-char remark

    Show marketing remark (312 chars)

    Looking for privacy? Here's a big old farm house on a 3/4 acre lot, with farm fields on three sides, trees across the road, and no houses immediately around it on either side. Lots of room for all kinds of options. .. pets, garden, friends, hobbies, you name it, with no close neighbors. A diamond in the rough!

19. 2024-10-09
    soldstatus $230,000

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 5/10 Major FEMA zone X (shaded) · 49% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,305
• − Mortgage interest: −$6,442
• − Property taxes: −$1,165
• − Insurance: −$575
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,345
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,795/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: Accomack County Public School District
• NCES district ID: 5100060
• Math proficiency: 44% ▼ -36.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $40,348
• Composite: 43.05/100
• National rank: #3096
• State rank: #99 of 131 in VA

Livability — Oak Hall

• Score: 47/100
• State rank: #558
• US rank: #26253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 96

Population outlook (Accomack County) Hauer SSP2

• Today (2025): 32,072 people
• By 2030: 31,425 · -2.0%
• By 2040: 29,685 · -7.4%
• By 2050: 27,748 · -13.5%
• By 2075: 23,396 · -27.1%
• By 2100: 18,774 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 46%

Political lean MEDSL · Accomack

• 2024 margin: R (+13.3) · D 43.0% · R 56.3%
• 2008→2024 swing: -11.9pp toward R · 2008: -1.4pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+9.4 2016: R+11.7 2012: R+3.5 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 110.8377
• 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

-50.0% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $115,000 BRIGHT MLS
• 2025-08-23 Listed $199,000 BRIGHT MLS
• 2024-10-09 Sold (Public Records) $230,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,165 · +10.3% YoY. Source: county tax records.