7257 Spur Ln · Eastville, VA 23405

$89,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 55 Days on market

Built 2006 0.38 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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable opportunity on Virginia's Eastern Shore! This 3-bedroom, 2-bath double-wide manufactured home sits on a permanent foundation and offers great potential for a homeowner or investor looking for value. The property features a spacious layout, open living areas, and a large lot with plenty of room to expand or enjoy outdoor living. Home is being sold as-is and will require repairs and updates, making it great for buyers looking to customize or add value. Conveniently located with easy access to nearby towns, local waterways, and coastal attractions, this property presents a unique opportunity to own in a peaceful rural setting. Don't miss your chance to bring this home back to life—schedule your showing today!

Key facts

• Easy access
• Open living areas
• Large lot

Tags

• PERMANENT FOUNDATION
• SPACIOUS LAYOUT
• OPEN LIVING AREAS
• LARGE LOT
• OUTDOOR LIVING
• EASY ACCESS

Property features AI

Finance

• HOA & community: No HOA or POA fees

Exterior

• Parking: Driveway parking spaces
• Utilities: Well water; Septic sewer; Electric water heater
• Home design: Detached single-family home; Modular style; Single-story with one living level
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Vinyl siding; Approximately 0.38-acre lot; Ramp for accessibility

Interior

• Bedrooms: Master bedroom on the first floor (ensuite)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Carpet and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#332 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A, health & safety B+; Watch: employment C-, amenities F, commute F.
• Northampton County Public School District (rural): math 36% / reading 62% proficiency, ranked #103 of 131 in VA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kiptopeke Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 351 students, 100% FRL); Northampton Middle (math 37% / reading 67%, grade C+, #218 of 342 statewide, top 65%, 206 students, 99% FRL); Northampton High (math 47% / reading 77%, grade B-, #231 of 319 statewide, top 75%, 433 students, 100% FRL) — zoned schools average 99% FRL vs 68% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 164 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Northampton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $90k implies a 649% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 A-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?
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: 1.18% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7142 Martins Siding Ln	0.24mi	2/1.0 (-1)	936 (-11%)	5mo	$850	$1	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.67×
• Total profit: $67,171
• Equity at exit: $80,989

10-year hold

• IRR: 29.6%
• Equity multiple: 8.29×
• Total profit: $183,419
• Equity at exit: $174,656

Cash invested: $25,172 (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 23405

• Home prices YoY: 17.2%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $286

Break-even live

Break-even rent $702

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $337	-5% $312	+0% $286	+5% $261	+10% $235
Rent	-10% $202	-5% $244	+0% $286	+5% $328	+10% $370
Rate	-1.0pp $332	-0.5pp $309	base $286	+0.5pp $263	+1.0pp $239

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $89,900 Active 55 DOM
2. 2026-06-21
   days on market $89,900 Active 54 DOM
3. 2026-06-19
   days on market $89,900 Active 52 DOM
4. 2026-06-18
   days on market $89,900 Active 51 DOM
5. 2026-06-17
   days on market $89,900 Active 50 DOM
6. 2026-06-16
   days on market $89,900 Active 49 DOM
7. 2026-06-15
   days on market $89,900 Active 48 DOM
8. 2026-06-14
   days on market $89,900 Active 46 DOM
9. 2026-06-12
   days on market $89,900 Active 45 DOM
10. 2026-06-09
    days on market $89,900 Active 42 DOM
11. 2026-06-08
    days on market $89,900 Active 41 DOM
12. 2026-06-07
    days on market $89,900 Active 40 DOM
13. 2026-06-05
    pricedays on market $89,900 Active 38 DOM

    Show marketing remark (732 chars)

    Affordable opportunity on Virginia's Eastern Shore! This 3-bedroom, 2-bath double-wide manufactured home sits on a permanent foundation and offers great potential for a homeowner or investor looking for value. The property features a spacious layout, open living areas, and a large lot with plenty of room to expand or enjoy outdoor living. Home is being sold as-is and will require repairs and updates, making it great for buyers looking to customize or add value. Conveniently located with easy access to nearby towns, local waterways, and coastal attractions, this property presents a unique opportunity to own in a peaceful rural setting. Don't miss your chance to bring this home back to life—schedule your showing today!

14. 2026-06-03
    days on market $99,900 Active 36 DOM
15. 2026-06-02
    days on market $99,900 Active 35 DOM
16. 2026-06-01
    days on market $99,900 Active 34 DOM
17. 2026-05-31
    days on market $99,900 Active 33 DOM
18. 2026-05-30
    days on market $99,900 Active 32 DOM
19. 2026-04-29
    listed $99,900 Active 732-char remark

    Show marketing remark (732 chars)

    Affordable opportunity on Virginia's Eastern Shore! This 3-bedroom, 2-bath double-wide manufactured home sits on a permanent foundation and offers great potential for a homeowner or investor looking for value. The property features a spacious layout, open living areas, and a large lot with plenty of room to expand or enjoy outdoor living. Home is being sold as-is and will require repairs and updates, making it great for buyers looking to customize or add value. Conveniently located with easy access to nearby towns, local waterways, and coastal attractions, this property presents a unique opportunity to own in a peaceful rural setting. Don't miss your chance to bring this home back to life—schedule your showing today!

20. 2026-04-28
    listed $99,900 Active 744-char remark
21. 2001-03-19
    soldstatus $12,000

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$192/yr (+$16/mo · 35.1%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,770
• − Mortgage interest: −$5,036
• − Property taxes: −$546
• − Insurance: −$450
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,615
• Taxable income: $2,080
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,936/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: Northampton County Public School District
• NCES district ID: 5102710
• Math proficiency: 36% ▼ -33.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,253
• Composite: 40.63/100
• National rank: #3687
• State rank: #103 of 131 in VA

Livability — Eastville

• Score: 65/100
• State rank: #332
• US rank: #12764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,295

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,838 · -4.6%
• By 2040: 9,696 · -14.6%
• By 2050: 8,764 · -22.9%
• By 2075: 6,885 · -39.4%
• By 2100: 4,891 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Black 26% Hispanic / Latino 16%
• Hispanic origin (detail): Mexican 13% Puerto Rican 4%
• Common ancestry: Slovak 5% Italian 1% English 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% Other Asian/Pacific 1%

Political lean MEDSL · Northampton

• 2024 margin: Lean D (+6.2) · D 52.7% · R 46.6%
• 2008→2024 swing: -10.4pp toward R · 2008: 16.5pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+10.6 2016: D+9.3 2012: D+16.4 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.48%
• Current HPI: 159.79
• 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

+649.2% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $89,900 ESAR
• 2026-06-05 Price Changed $89,900 REINMLS
• 2026-04-29 Listed $99,900 ESAR
• 2026-04-28 Listed $99,900 REINMLS
• 2001-03-19 Sold (Public Records) $12,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $546 · +3.0% YoY. Source: county tax records.