116 Reke Owen St · Brookneal, VA 24528

$119,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 10 Days on market

Built 1940 1.00 ac lot Est $110k · 9% over

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Why this score? — see what drove the D- 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 +7.8/30.0
• Appreciation +7.4/10.0
• Schools +5.2/10.0
• ARV discount +3.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to this home on a secluded 1 +/- acre lot with huge oak trees. If privacy is what you are looking for, look no further. Home has 2 bedrooms (no closets), living room, kitchen, bath, & enclosed back porch. Second floor needs finishing; possibility of 3rd bedroom, office, etc. A great opportunity for a home owner or an investor to bring their own ideas. great yard for entertaining & relaxing. Just a short distance from the scenic Staunton River which offers great fishing, a public boat landing, recreation, etc. Take a walk downtown to check out the shops such as antique, hardware, & specialty. Theater, library, dining, grocery store, drug stores, & much more. Brookneal is conveniently located within a reasonable driving distance to Lynchburg, Appomattox, Altavista, & South Boston.

Key facts

• Renovated bathroom
• Spacious back porch
• Private wooded lot

Tags

• PRIVATE WOODED LOT
• UPGRADED SEPTIC SYSTEM
• RENOVATED BATHROOM
• SPACIOUS BACK PORCH
• BRAND NEW KITCHEN CABINETS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer and septic tank
• Home design: Single-family residence; One story
• Construction: Asbestos construction material
• Exterior features: Metal roof; 1 acre lot (zoned R1)

Interior

• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater (heating)
• Interior features: Electric water heater; Vinyl and wood flooring; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (26.5% below list).
• Recommended offer: $88k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Brookneal — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Brookneal Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 411 students, 74% FRL); William Campbell High (math 45% / reading 61%, grade C-, #291 of 319 statewide, top 92%, 397 students, 70% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($829 loan paydown + $6k appreciation (4.8% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,150 (26.5% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $110,112
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Reke Owen St	0.00mi	2/1.0	888 (0%)	11mo	$75,000	$84	90
121 Central Street St	0.38mi	3/1.0 (+1)	912 (+3%)	22mo	$85,000	$93	54
137 Central St	0.42mi	3/1.0 (+1)	960 (+8%)	21mo	$118,720	$124	44
102 Southeast St	0.73mi	3/1.0 (+1)	1,008 (+14%)	7mo	$180,000	$179	32

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

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.53×
• Total profit: $17,637
• Equity at exit: $66,253

10-year hold

• IRR: 10.2%
• Equity multiple: 2.83×
• Total profit: $61,417
• Equity at exit: $112,969

Cash invested: $33,572 (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 24528

• Home prices YoY: 2.7%
• Active inventory: 35
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-132

Break-even live

Break-even rent $1,049

Max offer price $100,768

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $119,900 Active 10 DOM
2. 2026-06-18
   days on market $119,900 Active 9 DOM
3. 2026-06-17
   days on market $119,900 Active 8 DOM
4. 2026-06-16
   days on market $119,900 Active 7 DOM
5. 2026-06-15
   days on market $119,900 Active 6 DOM
6. 2026-06-14
   days on market $119,900 Active 4 DOM
7. 2026-06-13
   days on market $119,900 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $119,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,578
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$3,488
• Taxable loss: −$3,717
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $-695/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 — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookneal, VA
• Population (ZIP): 3,793

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 24% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 4.77%
• Current HPI: 181.6064
• 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

+1007.1% since first listed

8 events — show timeline

• 2026-06-09 Listed $119,900 LMLS
• 2025-07-07 Sold (MLS) $75,000 LMLS
• 2025-07-07 Sold (MLS) $75,000 SPLLAR
• 2025-05-01 Pending — LMLS
• 2025-04-28 Pending — SPLLAR
• 2025-04-23 Listed $72,900 LMLS
• 2025-04-23 Listed $72,900 SPLLAR
• 1983-06-02 Sold (Public Records) $10,830 Public Records

Property tax history

+1.3%/yr

Latest (2025): $174 · +0.0% YoY. Source: county tax records.