3191 Wards Rd · Altavista, VA 24517

$244,444

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 56 Days on market

Built 1959 2.78 ac lot $200/sqft · 52% above area Est $323k · 24% under ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +6.0/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and solid, this lovingly maintained brick home sits on 2.78 acres and offers practical space for daily living and hobbies. A car lover's dream, it features an attached carport plus three detached carports, providing ample room for storage, collectables, or projects. Inside, the home is bright and welcoming, with abundant natural light and a cozy fireplace in the living room. There's plenty of basement storage and the potential to expand for future needs. Recent upgrades include a newer water heater, furnace, and heat pump, plus a durable metal roof and a built-in generator for worry-free power. Don't miss your chance to schedule a showing before it's gone!

Key facts

• Attached carport
• Newer furnace
• Detached carports

Tags

• BRICK HOME
• ATTACHED CARPORT
• DETACHED CARPORTS
• BASEMENT STORAGE
• NEWER WATER HEATER
• NEWER FURNACE

Property features AI

Finance

• Other: Property tax annual amount listed ($724)

Exterior

• Parking: 6 covered parking spaces
• Utilities: Electric heat pump (heating and cooling)
• Home design: Residential property; Built in 1959
• Exterior features: Approximately 2.78-acre lot

Interior

• Kitchen: Wall oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Heat pump electric heating; Heat pump electric cooling; Has heating and cooling
• Interior features: Storage; Wall Oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (49.5% below list).
• Recommended offer: $124k (49.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: health & safety C-, crime 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.
• Market conditions: 38 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,559 (49.5% below list)

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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 4.00%
• Cash-on-cash: -8.21%
• DSCR: 0.63
• GRM: 16.5

CMA / ARV

• ARV (median comp): $322,692
• List price: $244,444
• Delta: -24.25%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3567 Wards Rd. Rd	0.38mi	3/2.0	1,170 (-4%)	2mo	$250,000	$214	70
3437 Wards Rd	0.25mi	3/1.0	1,167 (-4%)	20mo	$180,000	$154	64
209 Marysville Rd	0.64mi	3/2.5	1,344 (+10%)	1mo	$299,900	$223	47

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: -30.8%
• Equity multiple: -0.02×
• Total profit: $-69,549
• Equity at exit: $36,447

10-year hold

• IRR: -34.0%
• Equity multiple: -0.45×
• Total profit: $-99,480
• Equity at exit: $21,135

Cash invested: $68,444 (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 24517

• Home prices YoY: -24.9%
• Active inventory: 38
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$1,282
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-468

Break-even live

Break-even rent $1,828

Max offer price $161,771

Occupancy floor —

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: $61,111
• Closing costs: $7,333
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $244,444 Active 56 DOM
2. 2026-06-18
   days on market $244,444 Active 55 DOM
3. 2026-06-17
   days on market $244,444 Active 54 DOM
4. 2026-06-16
   days on market $244,444 Active 53 DOM
5. 2026-06-15
   days on market $244,444 Active 52 DOM
6. 2026-06-14
   days on market $244,444 Active 50 DOM
7. 2026-06-13
   days on market $244,444 Active 49 DOM
8. 2026-06-10
   days on market $244,444 Active 47 DOM
9. 2026-06-09
   days on market $244,444 Active 46 DOM
10. 2026-06-08
    days on market $244,444 Active 45 DOM
11. 2026-06-07
    days on market $244,444 Active 44 DOM
12. 2026-06-05
    days on market $244,444 Active 41 DOM
13. 2026-06-02
    days on market $244,444 Active 39 DOM
14. 2026-06-01
    days on market $244,444 Active 38 DOM
15. 2026-05-31
    days on market $244,444 Active 37 DOM
16. 2026-05-30
    days on market $244,444 Active 36 DOM
17. 2026-05-11
    price $244,444 673-char remark

    Show marketing remark (673 chars)

    Charming and solid, this lovingly maintained brick home sits on 2.78 acres and offers practical space for daily living and hobbies. A car lover's dream, it features an attached carport plus three detached carports, providing ample room for storage, collectables, or projects. Inside, the home is bright and welcoming, with abundant natural light and a cozy fireplace in the living room. There's plenty of basement storage and the potential to expand for future needs. Recent upgrades include a newer water heater, furnace, and heat pump, plus a durable metal roof and a built-in generator for worry-free power. Don't miss your chance to schedule a showing before it's gone!

18. 2026-05-11
    price $244,444 673-char remark

    Show marketing remark (673 chars)

    Charming and solid, this lovingly maintained brick home sits on 2.78 acres and offers practical space for daily living and hobbies. A car lover's dream, it features an attached carport plus three detached carports, providing ample room for storage, collectables, or projects. Inside, the home is bright and welcoming, with abundant natural light and a cozy fireplace in the living room. There's plenty of basement storage and the potential to expand for future needs. Recent upgrades include a newer water heater, furnace, and heat pump, plus a durable metal roof and a built-in generator for worry-free power. Don't miss your chance to schedule a showing before it's gone!

19. 2026-04-24
    listed $249,950 Active 673-char remark

    Show marketing remark (673 chars)

    Charming and solid, this lovingly maintained brick home sits on 2.78 acres and offers practical space for daily living and hobbies. A car lover's dream, it features an attached carport plus three detached carports, providing ample room for storage, collectables, or projects. Inside, the home is bright and welcoming, with abundant natural light and a cozy fireplace in the living room. There's plenty of basement storage and the potential to expand for future needs. Recent upgrades include a newer water heater, furnace, and heat pump, plus a durable metal roof and a built-in generator for worry-free power. Don't miss your chance to schedule a showing before it's gone!

20. 2026-04-24
    listed $249,950 Active 673-char remark

    Show marketing remark (673 chars)

    Charming and solid, this lovingly maintained brick home sits on 2.78 acres and offers practical space for daily living and hobbies. A car lover's dream, it features an attached carport plus three detached carports, providing ample room for storage, collectables, or projects. Inside, the home is bright and welcoming, with abundant natural light and a cozy fireplace in the living room. There's plenty of basement storage and the potential to expand for future needs. Recent upgrades include a newer water heater, furnace, and heat pump, plus a durable metal roof and a built-in generator for worry-free power. Don't miss your chance to schedule a showing before it's gone!

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: +$1,280/yr (+$107/mo · 176.7%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,827
• − Mortgage interest: −$13,693
• − Property taxes: −$724
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$7,111
• Taxable loss: −$10,296
• Est. tax savings @ 24.0%: +$2,471
• After-tax cash flow: $-3,145/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 — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,932

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: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 1%

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: ▼ -61.33%
• Current HPI: 184.727
• 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

-2.2% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $244,444 LMLS
• 2026-05-11 Price Changed $244,444 MLSRV
• 2026-04-24 Listed $249,950 MLSRV
• 2026-04-24 Listed $249,950 LMLS

Property tax history

+0.7%/yr

Latest (2025): $724 · +0.0% YoY. Source: county tax records.