3249 Wardtown Rd · Exmore, VA 23350

$64,000

2 bd · 1.0 ba · 1,523 sqft · SingleFamily public records · 7 Days on market

Built 1947 0.29 ac lot ↓ 28% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks MLS

Opportunity awaits at 3249 Wardtown Rd! This 3-bedroom, 1-bath home is situated in a peaceful rural setting surrounded by open farmland and mature trees, offering privacy and country charm while still providing convenient access to nearby amenities. Inside, you'll find spacious living areas with original hardwood floors, a beautiful wood accent wall with a wood-burning stove/fireplace, and plenty of natural light. The property also features a screened porch, generous yard space, and room to personalize or renovate to your taste. This property may qualify for Seller Financing (Vendee).

Key facts

• Wood accent wall
• Open farmland
• Rural setting

Tags

• RURAL SETTING
• OPEN FARMLAND
• MATURE TREES
• ORIGINAL HARDWOOD FLOORS
• WOOD ACCENT WALL
• WOOD BURNING STOVE

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Off-street parking
• Utilities: Septic system; Well water; Electric water heater
• Home design: Detached single-family bungalow; 1.5 stories; Basement foundation
• Construction: Asphalt shingle roof
• Exterior features: Asbestos siding; Approximately 0.2947 acres; Neighborhood: MORLELYS WHARF

Interior

• Bedrooms: Master bedroom on first floor
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Wood-burning fireplace; Walk-in attic
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).

Location & tenants

• Location reads 64/100 on livability (#364 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment 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: Occohannock Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 369 students, 101% FRL); Northampton High (math 47% / reading 77%, grade B-, #231 of 319 statewide, top 75%, 433 students, 100% FRL) — zoned schools average 100% FRL vs 68% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; 164 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Northampton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $64,000

Questions for the listing agent

1. Built in 1947 — 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: 2.06% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.26%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $295,462
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9340 Occohannock Neck Rd	0.54mi	3/2.0 (+1)	1,500 (-2%)	4mo	$291,000	$194	60

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: 37.8%
• Equity multiple: 2.61×
• Total profit: $28,881
• Equity at exit: $9,543

10-year hold

• IRR: 44.4%
• Equity multiple: 5.23×
• Total profit: $75,723
• Equity at exit: $5,534

Cash invested: $17,920 (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 23350

• Home prices YoY: -3.7%
• Active inventory: 55
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $616

Break-even live

Break-even rent $541

Max offer price $64,000

Occupancy floor 48%

Sensitivity live

Price	-10% $652	-5% $634	+0% $616	+5% $598	+10% $580
Rent	-10% $512	-5% $564	+0% $616	+5% $668	+10% $720
Rate	-1.0pp $648	-0.5pp $632	base $616	+0.5pp $600	+1.0pp $583

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $64,000 Active 7 DOM
2. 2026-06-18
   days on market $64,000 Active 6 DOM
3. 2026-06-17
   days on market $64,000 Active 5 DOM
4. 2026-06-16
   days on market $64,000 Active 4 DOM
5. 2026-06-15
   days on market $64,000 Active 3 DOM
6. 2026-06-12
   remarks 591-char remark

   Show marketing remark (591 chars)

   Opportunity awaits at 3249 Wardtown Rd! This 3-bedroom, 1-bath home is situated in a peaceful rural setting surrounded by open farmland and mature trees, offering privacy and country charm while still providing convenient access to nearby amenities. Inside, you'll find spacious living areas with original hardwood floors, a beautiful wood accent wall with a wood-burning stove/fireplace, and plenty of natural light. The property also features a screened porch, generous yard space, and room to personalize or renovate to your taste. This property may qualify for Seller Financing (Vendee).

7. 2026-06-12
   listed $64,000 Active 1 DOM

   Show marketing remark (591 chars)

   Opportunity awaits at 3249 Wardtown Rd! This 3-bedroom, 1-bath home is situated in a peaceful rural setting surrounded by open farmland and mature trees, offering privacy and country charm while still providing convenient access to nearby amenities. Inside, you'll find spacious living areas with original hardwood floors, a beautiful wood accent wall with a wood-burning stove/fireplace, and plenty of natural light. The property also features a screened porch, generous yard space, and room to personalize or renovate to your taste. This property may qualify for Seller Financing (Vendee).

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $784 · $65/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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,854
• − Mortgage interest: −$3,585
• − Property taxes: −$784
• − Insurance: −$320
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$1,862
• Taxable income: $6,767
• Est. tax owed @ 24.0%: −$1,624
• After-tax cash flow: $5,769/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 — Exmore

• Score: 64/100
• State rank: #364
• US rank: #14521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,993

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 0.63)
• Race & ethnicity: Black 43% White 42% Two or more races 10% Hispanic / Latino 8% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 2% Italian 2% Danish 1%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 8% Korean 2% Tagalog/Filipino 2%

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: ▼ -7.51%
• Current HPI: 193.2602
• 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

-28.1% since first listed

3 events — show timeline

• 2026-06-12 Listed $64,000 ESAR
• 2026-06-11 Listed $64,000 REINMLS
• 2004-06-16 Sold (Public Records) $89,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $784 · +2.9% YoY. Source: county tax records.