9144 General Puller Hwy · Weems, VA 23169

$99,950

3 bd · 2.5 ba · 2,500 sqft · SingleFamily public records · 1 Days on market

Built 1924 1.34 ac lot $40/sqft · 78% below area

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * SELLER FINANCING AVAILABLE * * WHAT A DEAL!! Welcome to this charming handyman special. Offering (2,500) square feet with 3 spacious bedrooms, 2 full bathrooms, 1 half bathroom, additional living quarters, and a large open yard. This property is being sold as-is, presenting a unique opportunity for customization. Although this is not an REO property, it does need repairs, and some TLC. This is a perfect opportunity to remodel to your taste and make it the perfect home for you to move into. For investors, this home will make a great investment property and should cash flow very well while building wealth or rehab for a quick profit. List price is based on needed repairs. Similar updat

Key facts

• 1.34 acre lot
• Built 1924

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: 2-story home; Above-grade finished area approximately 2,500
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Lot approximately 1.345 acres; Zoned LDR

Interior

• Bathrooms: Three full bathrooms; One half bathroom; First-floor half bath; First-floor full bath with tub & shower
• Heating & cooling: Baseboard electric heating
• Interior features: 8 total rooms; Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.1% vs local median 1.1% in Weems — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Middlesex County Public School District (rural): math 45% / reading 59% proficiency, ranked #90 of 131 in VA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 97 units permitted in Middlesex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $692 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Middlesex County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,950

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $446,183
• List price: $99,950
• Delta: -76.27%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
283 Steamboat Ln	0.66mi	3/3.0	2,364 (-5%)	5mo	$570,000	$241	54
322 Fairfield Rd	0.74mi	2/2.0 (-1)	2,688 (+8%)	3mo	$500,000	$186	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.72×
• Total profit: $20,212
• Equity at exit: $20,897

10-year hold

• IRR: 23.2%
• Equity multiple: 3.23×
• Total profit: $62,371
• Equity at exit: $19,296

Cash invested: $27,986 (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 23169

• Home prices YoY: -0.5%
• Active inventory: 15
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $483

Break-even live

Break-even rent $855

Max offer price $99,950

Occupancy floor 62%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   pricedays on marketlisting id $99,950 Active 1 DOM
2. 2026-06-17
   days on market $105,900 Active 62 DOM
3. 2026-06-16
   days on market $105,900 Active 61 DOM
4. 2026-06-15
   days on market $105,900 Active 60 DOM
5. 2026-06-15
   days on market $105,900 Active 59 DOM
6. 2026-06-13
   days on market $105,900 Active 58 DOM
7. 2026-06-12
   days on market $105,900 Active 57 DOM
8. 2026-06-09
   days on market $105,900 Active 54 DOM
9. 2026-06-08
   days on market $105,900 Active 53 DOM
10. 2026-06-08
    days on market $105,900 Active 52 DOM
11. 2026-06-07
    days on market $105,900 Active 51 DOM
12. 2026-06-03
    days on market $105,900 Active 48 DOM
13. 2026-06-02
    days on market $105,900 Active 47 DOM
14. 2026-06-01
    days on market $105,900 Active 46 DOM
15. 2026-05-31
    days on market $105,900 Active 45 DOM
16. 2026-05-14
    price $109,900 869-char remark
17. 2026-04-16
    listed $114,900 Active 869-char remark
18. 2026-04-15
    historical
19. 2026-03-06
    price $119,900
20. 2026-02-12
    listed $124,900 Active
21. 2026-01-23
    soldstatus $80,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,596
• − Mortgage interest: −$5,599
• − Property taxes: −$1,316
• − Insurance: −$500
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,908
• Taxable income: $4,459
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,726/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: Middlesex County Public School District
• NCES district ID: 5102490
• Math proficiency: 45% ▼ -35.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $51,986
• Composite: 44.58/100
• National rank: #2783
• State rank: #90 of 131 in VA

Livability — Weems

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 975

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 9,829 people
• By 2030: 9,340 · -5.0%
• By 2040: 8,411 · -14.4%
• By 2050: 7,795 · -20.7%
• By 2075: 7,471 · -24.0%
• By 2100: 7,049 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Asian 4% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 4% Romanian 4% German 2%
• Foreign-born: 9% · China
• Languages at home: 86% English-only · Spanish 4% Russian/Polish/Slavic 4% Chinese 4%

Political lean MEDSL · Middlesex

• 2024 margin: Strong R (+27.4) · D 35.9% · R 63.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -19.2pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+25.1 2016: R+26.0 2012: R+20.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.68%
• Current HPI: 324.5634
• 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

+24.9% since first listed

9 events — show timeline

• 2026-06-18 Listed $99,950 CVRMLS
• 2026-06-17 Listing Removed — CVRMLS
• 2026-05-29 Price Changed $105,900 CVRMLS
• 2026-05-14 Price Changed $109,900 CVRMLS
• 2026-04-16 Listed $114,900 CVRMLS
• 2026-04-15 Listing Removed — CVRMLS
• 2026-03-06 Price Changed $119,900 CVRMLS
• 2026-02-12 Listed $124,900 CVRMLS
• 2026-01-23 Sold (Public Records) $80,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,316 · +0.0% YoY. Source: county tax records.