337 Longwood Dr · Bracey, VA 23919

$191,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 7 Days on market

Built 1988 0.50 ac lot Est $153k · 25% over $58/mo HOA · 3% of rent

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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 +22.4/30.0
• DSCR +7.2/10.0
• Appreciation +5.7/10.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautifully updated home is located on a corner lot in Tanglewood Subdivision. It has 3 bedrooms & 2 full baths. Owner has upgraded with Sheetrock, large ceramic tile, new paint throughout the inside and out, fresh mulch, gravel, and so much more! Its all about the LOCATION! Enjoy your evening on the back porch while the sun sets and the horses gallop. The property has 2 large sheds, one with a ramp for your riding lawn mower and lawn tools, and the other to store decorations, lake toys, etc. Tanglewood Shores offers many amenities such as golf, swimming pool, beach area and great community living!

Key facts

• Split floor plan
• Storage building
• Tiki bar

Tags

• SPLIT FLOOR PLAN
• BACK PATIO
• TIKI BAR
• LANDSCAPED YARD
• LIGHTED FLOWER BEDS
• STORAGE BUILDING

Property features AI

Finance

• Other: Paved road access; Zoned residential; Located on Lake Gaston (NW Quadrant); Lot approx. 0.5 acre
• HOA & community: Monthly association fee of $58.33; Community clubhouse; Media or special wiring in building

Exterior

• Parking: Detached carport; Gravel parking; Carport
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Residential property listed as Residential/Vacation; Updated/remodeled condition; Double wide mobile home; One level; Has a view
• Construction: Block construction; Composition roof
• Exterior features: Garden; Boat slip; Front porch; Rear porch; Storage structure

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Microwave
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Smoke detectors
• Interior features: Walk-in closets; Window coverings, screens and window treatments
• Laundry & utility: Storage area (outbuilding)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $191k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $189k (1.2% below list).
• Recommended offer: $189k (1.2% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.5% in Bracey — 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 61/100 on livability (#421 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety D-.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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 $85k; list at $191k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,769 (1.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $153,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Longwood Dr	0.00mi	3/2.0	1,056 (0%)	0mo	$191,000	$181	100
408 Longwood Dr	0.08mi	2/2.0 (-1)	1,040 (-2%)	1mo	$150,000	$144	88
299 Hawthorne Dr	0.61mi	3/2.0	1,080 (+2%)	12mo	$159,000	$147	58
611 Hawthorne Dr	0.74mi	3/2.0	1,144 (+8%)	2mo	$203,000	$177	50
142 Almond Ct	0.48mi	3/2.0	1,176 (+11%)	15mo	$160,000	$136	46
508 Almond Ct	0.74mi	3/2.0	1,152 (+9%)	8mo	$167,500	$145	44
145 Locust Dr	0.66mi	2/2.0 (-1)	924 (-12%)	1mo	$75,000	$81	43

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.52×
• Total profit: $27,739
• Equity at exit: $69,418

10-year hold

• IRR: 13.4%
• Equity multiple: 2.70×
• Total profit: $90,834
• Equity at exit: $95,602

Cash invested: $53,480 (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 23919

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$1,002
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$80
• HOA: −$58
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $318

Break-even live

Break-even rent $1,485

Max offer price $191,000

Occupancy floor 78%

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: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   status Active
3. 2026-05-05
   price $191,000
4. 2026-04-18
   status Pending
5. 2026-04-13
   listed $189,000 Active
6. 2018-03-21
   soldstatus $85,000 618-char remark

   Show marketing remark (618 chars)

   This beautifully updated home is located on a corner lot in Tanglewood Subdivision. It has 3 bedrooms & 2 full baths. Owner has upgraded with Sheetrock, large ceramic tile, new paint throughout the inside and out, fresh mulch, gravel, and so much more! Its all about the LOCATION! Enjoy your evening on the back porch while the sun sets and the horses gallop. The property has 2 large sheds, one with a ramp for your riding lawn mower and lawn tools, and the other to store decorations, lake toys, etc. Tanglewood Shores offers many amenities such as golf, swimming pool, beach area and great community living!

7. 2018-03-21
   soldstatus $85,000

   Show marketing remark (618 chars)

   This beautifully updated home is located on a corner lot in Tanglewood Subdivision. It has 3 bedrooms & 2 full baths. Owner has upgraded with Sheetrock, large ceramic tile, new paint throughout the inside and out, fresh mulch, gravel, and so much more! Its all about the LOCATION! Enjoy your evening on the back porch while the sun sets and the horses gallop. The property has 2 large sheds, one with a ramp for your riding lawn mower and lawn tools, and the other to store decorations, lake toys, etc. Tanglewood Shores offers many amenities such as golf, swimming pool, beach area and great community living!

8. 2017-08-31
   listed $89,000 618-char remark

   Show marketing remark (618 chars)

   This beautifully updated home is located on a corner lot in Tanglewood Subdivision. It has 3 bedrooms & 2 full baths. Owner has upgraded with Sheetrock, large ceramic tile, new paint throughout the inside and out, fresh mulch, gravel, and so much more! Its all about the LOCATION! Enjoy your evening on the back porch while the sun sets and the horses gallop. The property has 2 large sheds, one with a ramp for your riding lawn mower and lawn tools, and the other to store decorations, lake toys, etc. Tanglewood Shores offers many amenities such as golf, swimming pool, beach area and great community living!

9. 1999-01-29
   soldstatus $54,000

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,566 · $131/mo
• Expected delta: +$1,160/yr (+$97/mo · 285.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,652
• − Mortgage interest: −$10,699
• − Property taxes: −$406
• − Insurance: −$955
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$696
• − Depreciation: −$5,556
• Taxable income: $716
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $3,647/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Bracey

• Score: 61/100
• State rank: #421
• US rank: #18014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,096
• Population (ZIP): 2,096

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Two or more races 3%
• Common ancestry: Russian 5% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.42%
• Current HPI: 204.6074
• 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

+253.7% since first listed

9 events — show timeline

• 2026-05-07 Pending — RVLG
• 2026-05-05 Relisted — RVLG
• 2026-05-05 Price Changed $191,000 RVLG
• 2026-04-18 Pending — RVLG
• 2026-04-13 Listed $189,000 RVLG
• 2018-03-21 Sold (Public Records) $85,000 Public Records
• 2018-03-21 Sold (MLS) $85,000 RVLG
• 2017-08-31 Listed $89,000 RVLG
• 1999-01-29 Sold (Public Records) $54,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $406 · +0.0% YoY. Source: county tax records.