37420 General Mahone Blvd · Ivor, VA 23866

$129,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 90 Days on market

Built 1980 2.10 ac lot

---

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 +14.9/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Heat Pump and Well.

Key facts

• Heat pump
• Well
• 2.1 acre lot

Tags

• HEAT PUMP
• WELL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (22.2% below list).
• Recommended offer: $101k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#344 in VA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, amenities F, commute F.
• Southampton County Public School District (rural): math 43% / reading 66% proficiency, ranked #85 of 131 in VA (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 60 units permitted in Southampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($898 loan paydown + $7k appreciation (5.2% local appreciation)).
• Southampton County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $101,078 (22.2% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.94×
• Total profit: $34,228
• Equity at exit: $75,631

10-year hold

• IRR: 15.1%
• Equity multiple: 3.76×
• Total profit: $100,376
• Equity at exit: $132,229

Cash invested: $36,372 (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 23866

• Home prices YoY: 1.7%
• Active inventory: 16
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $39

Break-even live

Break-even rent $962

Max offer price $129,900

Occupancy floor 91%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 90 DOM
2. 2026-06-17
   days on market $129,900 Active 89 DOM
3. 2026-06-16
   days on market $129,900 Active 88 DOM
4. 2026-06-15
   days on market $129,900 Active 87 DOM
5. 2026-06-15
   days on market $129,900 Active 86 DOM
6. 2026-06-13
   days on market $129,900 Active 85 DOM
7. 2026-06-12
   days on market $129,900 Active 84 DOM
8. 2026-06-09
   days on market $129,900 Active 81 DOM
9. 2026-06-08
   days on market $129,900 Active 80 DOM
10. 2026-06-08
    days on market $129,900 Active 79 DOM
11. 2026-06-07
    days on market $129,900 Active 78 DOM
12. 2026-06-03
    days on market $129,900 Active 75 DOM
13. 2026-06-02
    days on market $129,900 Active 74 DOM
14. 2026-06-01
    days on market $129,900 Active 73 DOM
15. 2026-05-31
    days on market $129,900 Active 72 DOM
16. 2026-03-20
    listed $129,900 Active 23-char remark

    Show marketing remark (23 chars)

    New Heat Pump and Well.

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$771/yr (+$64/mo · 261.5%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $12,129
• − Mortgage interest: −$7,276
• − Property taxes: −$295
• − Insurance: −$650
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$3,779
• Taxable loss: −$1,811
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $898/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: Southampton County Public School District
• NCES district ID: 5103600
• Math proficiency: 43% ▼ -42.00%
• Reading proficiency: 66% ▼ -14.00%
• Median HH income: $48,952
• Composite: 46.32/100
• National rank: #2472
• State rank: #85 of 131 in VA

Livability — Ivor

• Score: 64/100
• State rank: #344
• US rank: #13675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,837

Population outlook (Southampton County) Hauer SSP2

• Today (2025): 17,420 people
• By 2030: 16,944 · -2.7%
• By 2040: 15,790 · -9.4%
• By 2050: 14,244 · -18.2%
• By 2075: 11,048 · -36.6%
• By 2100: 7,838 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 17% Two or more races 9%
• Common ancestry: Lithuanian 7% Iranian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Southampton

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -23.5pp toward R · 2008: -2.0pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+18.0 2016: R+16.2 2012: R+3.2 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.25%
• Current HPI: 318.8664
• 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

1 event — show timeline

• 2026-03-20 Listed $129,900 REINMLS

Property tax history

+1.5%/yr

Latest (2025): $295 · +0.0% YoY. Source: county tax records.