65 June Way · Timberlake, VA 24550

$99,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 46 Days on market

Built 1989 3.01 ac lot Est $134k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AS-IS Where is. Come see this 2bd trailer on 3 acrea in Rustburg school district. New floors

Key facts

• New floors
• 3 acres
• 3.01 acre lot

Tags

• 3 ACRES
• RUSTBURG SCHOOL DISTRICT
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.8% in Timberlake — 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 70/100 on livability (#227 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, commute D+, amenities F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yellow Branch Elementary (math 60% / reading 63%, grade B, #516 of 1,108 statewide, top 47%, 573 students, 74% FRL); Rustburg Middle (math 49% / reading 65%, grade B, #178 of 342 statewide, top 53%, 606 students, 74% FRL); Rustburg High (math 77% / reading 67%, grade B+, #134 of 319 statewide, top 45%, 828 students, 67% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.46% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $134,064
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 June Way	0.00mi	2/2.0	1,022 (+1%)	1mo	$73,000	$71	93
5935 Wards Rd	0.68mi	2/1.0	1,000 (-1%)	10mo	$70,000	$70	58
6304 Wards Rd	0.34mi	3/2.0 (+1)	1,090 (+8%)	7mo	$172,500	$158	56
6019 Wards Rd	0.62mi	2/1.0	917 (-9%)	13mo	$122,300	$133	46

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $18,896
• Equity at exit: $14,761

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $61,348
• Equity at exit: $8,560

Cash invested: $27,720 (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 24550

• Home prices YoY: -20.9%
• Active inventory: 36
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $549

Break-even live

Break-even rent $751

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $605	-5% $577	+0% $549	+5% $521	+10% $493
Rent	-10% $435	-5% $492	+0% $549	+5% $606	+10% $663
Rate	-1.0pp $599	-0.5pp $574	base $549	+0.5pp $523	+1.0pp $497

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   price $99,000
3. 2026-03-09
   listed $105,000 Active
4. 2022-01-13
   soldstatus $39,900
5. 2022-01-13
   soldstatus $39,900
6. 2021-11-02
   listed $39,900
7. 2001-02-05
   soldstatus $32,400

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$418/yr (+$35/mo · 105.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,352
• − Mortgage interest: −$5,546
• − Property taxes: −$394
• − Insurance: −$495
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,880
• Taxable income: $5,261
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,326/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Timberlake

• Score: 70/100
• State rank: #227
• US rank: #7595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,941

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 6% Asian 3%
• Common ancestry: German 2% Italian 1% Slovak 1%
• Foreign-born: 6% · Vietnam, Canada, Dominican Republic
• Languages at home: 91% English-only · Vietnamese 3% Spanish 2%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.59%
• Current HPI: 180.6833
• 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

+205.6% since first listed

7 events — show timeline

• 2026-04-24 Pending — LMLS
• 2026-04-16 Price Changed $99,000 LMLS
• 2026-03-09 Listed $105,000 LMLS
• 2022-01-13 Sold (Public Records) $39,900 Public Records
• 2022-01-13 Sold (MLS) $39,900 LMLS
• 2021-11-02 Listed $39,900 LMLS
• 2001-02-05 Sold (Public Records) $32,400 Public Records

Property tax history

+1.3%/yr

Latest (2025): $394 · +0.0% YoY. Source: county tax records.