2564 Reedy Branch Rd · Alberta, VA 23944

$90,000

3 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 7 Days on market

Built 1984 5.00 ac lot

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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 +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home is being sold AS IS/WHERE IS. Please include AS IS Addendum with all offers. This house is waiting to be made a home! With right at 1,716 square feet and 5 acres, there is plenty of room to grow. There are three bedrooms, an additional room that could be used as an office or storage area, two full baths, an extra shower in the laundry/utility room, kitchen, dining area, and living area. All the floors are vinyl making for easier cleanup. This manufactured home was built onto and there is a step down portion into the new area. Outside, there is a front stoop and large back deck with a ramp. There is fencing on the property currently, but it will be removed. The propane tank will also be

Key facts

• Manufactured home
• Own well
• Back deck

Tags

• MANUFACTURED HOME
• FRONT STOOP
• FRUIT TREES
• OWN WELL
• PROPANE
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 60/100 on livability (#432 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: employment D+, amenities F, commute F.
• Lunenburg County Public School District (rural): math 33% / reading 60% proficiency, ranked #110 of 131 in VA (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 25 units permitted in Lunenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.1% local appreciation)).
• Lunenburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.35% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.19%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.34×
• Total profit: $33,805
• Equity at exit: $36,204

10-year hold

• IRR: 26.3%
• Equity multiple: 4.48×
• Total profit: $87,621
• Equity at exit: $52,682

Cash invested: $25,200 (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 23944

• Home prices YoY: 1.2%
• Active inventory: 28
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $424

Break-even live

Break-even rent $674

Max offer price $90,000

Occupancy floor 60%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2024-05-29
   status Pending
2. 2024-05-22
   listed $90,000 Active

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$462/yr (+$38/mo · 167.4%)

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

Taxation est. · year 1

• Rental income: $14,529
• − Mortgage interest: −$5,041
• − Property taxes: −$276
• − Insurance: −$450
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,618
• Taxable income: $3,819
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,172/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: Lunenburg County Public School District
• NCES district ID: 5102310
• Math proficiency: 33% ▼ -41.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $37,728
• Composite: 38.6/100
• National rank: #4162
• State rank: #110 of 131 in VA

Livability — Alberta

• Score: 60/100
• State rank: #432
• US rank: #18545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,812

Population outlook (Lunenburg County) Hauer SSP2

• Today (2025): 11,367 people
• By 2030: 10,757 · -5.4%
• By 2040: 9,464 · -16.7%
• By 2050: 8,329 · -26.7%
• By 2075: 6,292 · -44.6%
• By 2100: 4,575 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 44% Black 40% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Lunenburg

• 2024 margin: Strong R (+22.8) · D 38.3% · R 61.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -3.5pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+18.6 2016: R+17.6 2012: R+5.0 2008: R+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.14%
• Current HPI: 187.5507
• 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

2 events — show timeline

• 2024-05-29 Pending — CVRMLS
• 2024-05-22 Listed $90,000 CVRMLS

Property tax history

+2.1%/yr

Latest (2026): $276 · +12.1% YoY. Source: county tax records.