33013 Wisco One · Wattsville, VA 23415

$79,000

3 bd · 3.0 ba · 1,200 sqft · SingleFamily · 266 Days on market

Built 1990 0.37 ac lot $66/sqft · 18% above area Est $67k · 18% over ↓ 11% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +7.1/10.0
• Schools +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This spacious Double-Wide home sits on a generous Lot in a desirable location, offering endless potential for the right buyer. The home needs significant work, making it a true blank canvas for your renovation vision. Whether you are an investor looking for your next project or a handy homeowner ready to create instant equity, this property has lots of possibilities. They say the best investment is buying the worst house in the best neighborhoods", and this is your chance to do that. With a large lot providing room to expand, garden, or enjoy outdoor living, the value here is the land, location, and potential. Bring your imagination & tools and transform this property to make it your dream home or smart income generating investment.

Key facts

• Generous lot
• Double-wide home
• Desirable location

Tags

• DOUBLE-WIDE HOME
• GENEROUS LOT
• DESIRABLE LOCATION
• LARGE LOT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#520 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, schools F, amenities F.
• Accomack County Public School District (rural): math 44% / reading 59% proficiency, ranked #99 of 131 in VA (top 76%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 181 units permitted in Accomack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $3k appreciation (4.3% local appreciation)).
• Accomack County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 266 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $66,982
• List price: $79,000
• Delta: 17.94%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32533 Chincoteague	0.33mi	3/1.5	1,209 (+1%)	9mo	$155,000	$128	70
32533 Chincoteague Rd	0.34mi	3/1.5	1,209 (+1%)	9mo	$155,000	$128	70

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

Projected returns pro-forma

4.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.71×
• Total profit: $37,893
• Equity at exit: $41,286

10-year hold

• IRR: 27.8%
• Equity multiple: 5.36×
• Total profit: $96,450
• Equity at exit: $68,529

Cash invested: $22,120 (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 23415

• Home prices YoY: 4.4%
• Active inventory: 46
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $360

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 64%

Sensitivity live

Price	-10% $415	-5% $387	+0% $360	+5% $333	+10% $306
Rent	-10% $270	-5% $315	+0% $360	+5% $405	+10% $451
Rate	-1.0pp $400	-0.5pp $380	base $360	+0.5pp $340	+1.0pp $319

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   status $79,000 Pending 266 DOM
2. 2026-06-09
   days on market $79,000 Active 266 DOM
3. 2026-06-08
   days on market $79,000 Active 265 DOM
4. 2026-06-08
   days on market $79,000 Active 264 DOM
5. 2026-06-07
   days on market $79,000 Active 263 DOM
6. 2026-06-03
   days on market $79,000 Active 260 DOM
7. 2026-06-02
   days on market $79,000 Active 259 DOM
8. 2026-06-01
   days on market $79,000 Active 258 DOM
9. 2026-05-31
   days on market $79,000 Active 257 DOM
10. 2026-01-27
    price $89,000 753-char remark

    Show marketing remark (753 chars)

    This spacious Double-Wide home sits on a generous Lot in a desirable location, offering endless potential for the right buyer. The home needs significant work, making it a true blank canvas for your renovation vision. Whether you are an investor looking for your next project or a handy homeowner ready to create instant equity, this property has lots of possibilities. They say the best investment is buying the worst house in the best neighborhoods", and this is your chance to do that. With a large lot providing room to expand, garden, or enjoy outdoor living, the value here is the land, location, and potential. Bring your imagination & tools and transform this property to make it your dream home or smart income generating investment.

11. 2025-11-05
    price $95,000 753-char remark

    Show marketing remark (753 chars)

    This spacious Double-Wide home sits on a generous Lot in a desirable location, offering endless potential for the right buyer. The home needs significant work, making it a true blank canvas for your renovation vision. Whether you are an investor looking for your next project or a handy homeowner ready to create instant equity, this property has lots of possibilities. They say the best investment is buying the worst house in the best neighborhoods", and this is your chance to do that. With a large lot providing room to expand, garden, or enjoy outdoor living, the value here is the land, location, and potential. Bring your imagination & tools and transform this property to make it your dream home or smart income generating investment.

12. 2025-09-17
    listed $100,000 Active 753-char remark

    Show marketing remark (753 chars)

    This spacious Double-Wide home sits on a generous Lot in a desirable location, offering endless potential for the right buyer. The home needs significant work, making it a true blank canvas for your renovation vision. Whether you are an investor looking for your next project or a handy homeowner ready to create instant equity, this property has lots of possibilities. They say the best investment is buying the worst house in the best neighborhoods", and this is your chance to do that. With a large lot providing room to expand, garden, or enjoy outdoor living, the value here is the land, location, and potential. Bring your imagination & tools and transform this property to make it your dream home or smart income generating investment.

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥99°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,764
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,298
• Taxable income: $3,258
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,540/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: Accomack County Public School District
• NCES district ID: 5100060
• Math proficiency: 44% ▼ -36.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $40,348
• Composite: 43.05/100
• National rank: #3096
• State rank: #99 of 131 in VA

Livability — Wattsville

• Score: 54/100
• State rank: #520
• US rank: #23790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wattsville, VA
• Population (ZIP): 2,140

Population outlook (Accomack County) Hauer SSP2

• Today (2025): 32,072 people
• By 2030: 31,425 · -2.0%
• By 2040: 29,685 · -7.4%
• By 2050: 27,748 · -13.5%
• By 2075: 23,396 · -27.1%
• By 2100: 18,774 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 48% White 43% Asian 7%
• Common ancestry: Portuguese 1%
• Foreign-born: 7% · China, Canada, Vietnam
• Languages at home: 91% English-only · Chinese 7% Spanish 1%

Political lean MEDSL · Accomack

• 2024 margin: R (+13.3) · D 43.0% · R 56.3%
• 2008→2024 swing: -11.9pp toward R · 2008: -1.4pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+9.4 2016: R+11.7 2012: R+3.5 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.27%
• Current HPI: 100.8606
• 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

-11.0% since first listed

3 events — show timeline

• 2026-01-27 Price Changed $89,000 ESAR
• 2025-11-05 Price Changed $95,000 ESAR
• 2025-09-17 Listed $100,000 ESAR

Property tax history

+0.4%/yr

Latest (2025): $116 · +10.3% YoY. Source: county tax records.