634 Harrisburg Rd · Charlotte Court House, VA 23962

$130,000

3 bd · 2.0 ba · 1,265 sqft · SingleFamily · 205 Days on market

Built 1995 Fair condition 5.00 ac lot ↓ 13% since listing

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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 +14.8/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

Key facts

• New metal roof
• New siding
• Plenty of storage

Tags

• 5 ACRES
• FENCED AND CROSS FENCED
• NEW METAL ROOF
• NEW SIDING
• 2 NICE SHEDS
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $37 ($440/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 $118k (9.0% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#143 in VA, #4,687 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Charlotte County Public School District (rural): math 51% / reading 72% proficiency, ranked #59 of 131 in VA (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 39 units permitted in Charlotte County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($899 loan paydown + $9k appreciation (7.1% local appreciation)).
• Charlotte County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.33×
• Total profit: $48,350
• Equity at exit: $90,729

10-year hold

• IRR: 17.9%
• Equity multiple: 4.81×
• Total profit: $138,768
• Equity at exit: $172,929

Cash invested: $36,400 (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 23962

• Home prices YoY: 6.3%
• Active inventory: 2
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $37

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 92%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $130,000 Active 205 DOM
2. 2026-06-17
   days on market $130,000 Active 204 DOM
3. 2026-06-16
   days on market $130,000 Active 203 DOM
4. 2026-06-15
   days on market $130,000 Active 202 DOM
5. 2026-06-15
   days on market $130,000 Active 201 DOM
6. 2026-06-13
   days on market $130,000 Active 200 DOM
7. 2026-06-12
   days on market $130,000 Active 199 DOM
8. 2026-06-09
   days on market $130,000 Active 196 DOM
9. 2026-06-08
   days on market $130,000 Active 195 DOM
10. 2026-06-08
    days on market $130,000 Active 194 DOM
11. 2026-06-07
    days on market $130,000 Active 193 DOM
12. 2026-06-03
    days on market $130,000 Active 190 DOM
13. 2026-06-02
    days on market $130,000 Active 189 DOM
14. 2026-06-01
    days on market $130,000 Active 188 DOM
15. 2026-05-31
    days on market $130,000 Active 187 DOM
16. 2026-04-11
    price $130,000 617-char remark

    Show marketing remark (617 chars)

    Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

17. 2026-03-19
    price $135,000 617-char remark

    Show marketing remark (617 chars)

    Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

18. 2026-02-20
    price $140,000 617-char remark

    Show marketing remark (617 chars)

    Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

19. 2026-01-16
    status Active 617-char remark

    Show marketing remark (617 chars)

    Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

20. 2026-01-16
    price $150,000 617-char remark

    Show marketing remark (617 chars)

    Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

21. 2025-07-15
    listed $149,500 Active 617-char remark

    Show marketing remark (617 chars)

    Welcome to your piece of paradise! This property offers 5 acres that is fenced and cross fenced. The home is a canvas waiting for you to make it what you want and need in a property. It has a new metal roof and siding. The inside has been prepared for updating. You can do the work at your pace because a nice camper is included in the sale. You can come camp and work on the property at your leisure. It has 2 nice sheds for plenty of storage. I saw several deer and a Turkey in the back lot when I was there. Call me to set up an appointment to see your new piece of paradise the has so many possibilities to offer.

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

Taxation est. · year 1

• Rental income: $14,203
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,782
• Taxable loss: −$1,733
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $856/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.

Condition & rehab AI · 9 photos

Fair 40/100 Extensive rehab

This property requires extensive renovations, including new kitchen cabinets, bathroom fixtures, flooring, and painting. It offers a blank canvas for a potential buyer to create a move-in-ready home with significant value added through updates.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — No kitchen functionality
• Major Missing fixtures — No bathroom functionality
• Major Missing tiles — Exposed subfloor
• Major Missing drywall — Exposed subfloor

Value-add opportunities

• Resale New kitchen cabinets — Enhances functionality and appeal
• Resale New bathroom fixtures — Enhances functionality and appeal
• Resale New flooring — Enhances appearance and durability
• Resale Painting interior walls — Enhances appearance and appeal
• Both New HVAC system — Improves comfort and energy efficiency
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets · No kitchen functionality	Major	$15,000–50,000
Missing fixtures · No bathroom functionality	Major	$15,000–50,000
Missing tiles · Exposed subfloor	Major	$15,000–50,000
Missing drywall · Exposed subfloor	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New kitchen cabinets — Enhances functionality and appeal ↑
• Resale New bathroom fixtures — Enhances functionality and appeal ↑
• Resale New flooring — Enhances appearance and durability ↑
• Resale Painting interior walls — Enhances appearance and appeal ↑
• Both New HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Charlotte County Public School District
• NCES district ID: 5100750
• Math proficiency: 51% ▼ -35.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $35,822
• Composite: 50.88/100
• National rank: #1794
• State rank: #59 of 131 in VA

Livability — Charlotte Court House

• Score: 74/100
• State rank: #143
• US rank: #4687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 498

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 11,224 people
• By 2030: 10,663 · -5.0%
• By 2040: 9,445 · -15.8%
• By 2050: 8,271 · -26.3%
• By 2075: 5,985 · -46.7%
• By 2100: 3,716 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 42%
• Common ancestry: Serbian 11%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+32.5) · D 33.4% · R 66.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -10.8pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+24.2 2016: R+22.9 2012: R+13.7 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.08%
• Current HPI: 119.5538
• 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

-13.0% since first listed

6 events — show timeline

• 2026-04-11 Price Changed $130,000 SCAR
• 2026-03-19 Price Changed $135,000 SCAR
• 2026-02-20 Price Changed $140,000 SCAR
• 2026-01-16 Relisted — SCAR
• 2026-01-16 Price Changed $150,000 SCAR
• 2025-07-15 Listed $149,500 SCAR