3820 Rising Sun Rd · Palmyra, VA 22963

$172,542

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 9 Days on market

Built 1973 1.13 ac lot Est $188k · 8% under

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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 +21.9/30.0
• ARV discount +11.2/15.0
• DSCR +7.0/10.0
• Schools +5.8/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the heart of Fluvanna County! This 3-bedroom, 1-bath ranch sits on a 1-acre lot and offers plenty of potential for the buyer with vision. Whether you're a first-time homebuyer looking to build equity with updates or an investor seeking your next project, this property is packed with possibilities. Court ordered sale and all offers must be contingent upon Court approval, prior to closing. This home is being sold “as-is”. It is a Court ordered sale and all offers must be contingent upon Court approval, prior to closing.

Key facts

• 1.13 acre lot
• Built 1973
• Listed 8 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank; Fiber optic available
• Home design: Detached single-story home (one level)
• Construction: Built with stick-built construction; Block foundation
• Exterior features: Composition/shingle roof; Aluminum siding; Detached property on a 1.13-acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/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 $171k (0.7% below list).
• Recommended offer: $171k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 2.9% in Palmyra — 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 49/100 on livability (#556 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, health & safety B+; Watch: amenities F, commute F, employment F.
• Fluvanna County Public School District (rural): math 61% / reading 71% proficiency, ranked #34 of 131 in VA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Elementary (715 students, 52% FRL); Fluvanna Middle (math 65% / reading 70%, grade A-, #98 of 342 statewide, top 30%, 763 students, 42% FRL); Fluvanna County High (math 60% / reading 76%, grade B, #180 of 319 statewide, top 57%, 1,488 students, 37% FRL) — zoned schools average 44% FRL vs 23% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 200 active listings in the ZIP; solid renter incomes; 138 units permitted in Fluvanna County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,296 (0.7% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
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: 0.99% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $188,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3147 Ridge Rd	0.69mi	3/2.0 (+1)	1,080 (+12%)	13mo	$212,000	$196	27

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,610
• Equity at exit: $25,727

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,982
• Equity at exit: $14,918

Cash invested: $48,312 (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 22963

• Active inventory: 200
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $273

Break-even live

Break-even rent $1,367

Max offer price $172,542

Occupancy floor 79%

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: $43,136
• Closing costs: $5,176
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $172,542 Active 9 DOM
2. 2026-06-18
   days on market $172,542 Active 8 DOM
3. 2026-06-17
   days on market $172,542 Active 7 DOM
4. 2026-06-16
   days on market $172,542 Active 6 DOM
5. 2026-06-15
   days on market $172,542 Active 5 DOM
6. 2026-06-14
   days on market $172,542 Active 3 DOM
7. 2026-06-13
   remarks 545-char remark
8. 2026-06-13
   listed $172,542 Active 2 DOM

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,415 · $118/mo
• Expected delta: +$174/yr (+$14/mo · 14.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,556
• − Mortgage interest: −$9,665
• − Property taxes: −$1,241
• − Insurance: −$863
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,019
• Taxable income: $478
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $3,162/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: Fluvanna County Public School District
• NCES district ID: 5101380
• Math proficiency: 61% ▼ -23.00%
• Reading proficiency: 71% ▼ -4.00%
• Median HH income: $66,601
• Composite: 57.6/100
• National rank: #1065
• State rank: #34 of 131 in VA

Livability — Palmyra

• Score: 49/100
• State rank: #556
• US rank: #25982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fluvanna County · 16,896 people
• City population: 16,896
• Metro: Charlottesville, VA
• Population (ZIP): 16,896
• Household income: $104,259
• Rent vs Own: 6.2% rent · 93.8% own
• Severe rent burden: 47.0

Population outlook (Fluvanna County) Hauer SSP2

• Today (2025): 27,237 people
• By 2030: 27,607 · +1.4%
• By 2040: 28,075 · +3.1%
• By 2050: 28,019 · +2.9%
• By 2075: 28,058 · +3.0%
• By 2100: 26,124 · -4.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 10% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Fluvanna

• 2024 margin: Lean R (+6.3) · D 46.4% · R 52.6% · Other 1.0%
• 2008→2024 swing: -4.4pp toward R · 2008: -1.8pp · 2024: -6.3pp
• All cycles: 2024: R+6.3 2020: R+4.7 2016: R+9.4 2012: R+6.2 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.94%
• Current HPI: 158.3322
• Rent YoY: —
• Metro: Charlottesville, VA
• 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

• 2026-06-10 Listed $172,542 CAAR

Property tax history

+4.4%/yr

Latest (2025): $1,241 · +24.8% YoY. Source: county tax records.