2568 Prestwood Rd · Alberta, VA 23821

$165,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily · 42 Days on market

Built 1962 1.00 ac lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in a peaceful rural setting, this cozy home offers privacy and space on a wooded lot. Enjoy the quiet of the countryside while still being within a reasonable drive to town conveniences. The property features open yard space surrounded by mature trees, providing the perfect backdrop for outdoor living, gardening, or simply relaxing and taking in nature. Step inside to a warm and inviting living room with natural light and comfortable gathering space. The kitchen offers ample cabinet storage, room for dining, and views of the backyard. The home's layout provides practical living areas ready for personal touches and updates to make it your own. Outside, a covered back porch and wide

Key facts

• Wooded lot
• Natural light
• Open yard space

Tags

• WOODED LOT
• OPEN YARD SPACE
• MATURE TREES
• COVERED BACK PORCH
• NATURAL LIGHT
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $161k (2.5% below list).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#432 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: employment D+, amenities F, commute F.
• Brunswick County Public School District (rural): math 24% / reading 47% proficiency, ranked #130 of 131 in VA (top 99%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brunswick High (math 22% / reading 67%, grade F, #310 of 319 statewide, top 98%, 426 students, 99% FRL) — zoned schools average 99% FRL vs 73% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 37 units permitted in Brunswick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
• Brunswick County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.48×
• Total profit: $22,261
• Equity at exit: $67,827

10-year hold

• IRR: 11.7%
• Equity multiple: 2.63×
• Total profit: $75,273
• Equity at exit: $99,827

Cash invested: $46,200 (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 23821

• Home prices YoY: 2.6%
• Active inventory: 17
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $131

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $165,000 Active 42 DOM
2. 2026-06-17
   days on market $165,000 Active 41 DOM
3. 2026-06-16
   days on market $165,000 Active 40 DOM
4. 2026-06-15
   days on market $165,000 Active 39 DOM
5. 2026-06-15
   days on market $165,000 Active 38 DOM
6. 2026-06-13
   days on market $165,000 Active 37 DOM
7. 2026-06-12
   days on market $165,000 Active 36 DOM
8. 2026-06-09
   days on market $165,000 Active 33 DOM
9. 2026-06-08
   days on market $165,000 Active 32 DOM
10. 2026-06-08
    days on market $165,000 Active 31 DOM
11. 2026-06-07
    statusdays on market $165,000 Active 30 DOM
12. 2026-01-08
    status Pending
13. 2025-12-11
    listed $165,000 Active

ⓘ 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 ≥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: $19,310
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,800
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,841/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: Brunswick County Public School District
• NCES district ID: 5100480
• Math proficiency: 24% ▼ -44.00%
• Reading proficiency: 47% ▼ -15.00%
• Median HH income: $37,085
• Composite: 29.44/100
• National rank: #6520
• State rank: #130 of 131 in VA

Livability — Alberta

• Score: 60/100
• State rank: #432
• US rank: #18545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,894

Population outlook (Brunswick County) Hauer SSP2

• Today (2025): 14,860 people
• By 2030: 13,946 · -6.2%
• By 2040: 12,029 · -19.1%
• By 2050: 10,370 · -30.2%
• By 2075: 7,708 · -48.1%
• By 2100: 5,718 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Brunswick

• 2024 margin: Lean D (+8.5) · D 54.1% · R 45.5%
• 2008→2024 swing: -17.9pp toward R · 2008: 26.5pp · 2024: 8.5pp
• All cycles: 2024: D+8.5 2020: D+15.0 2016: D+18.7 2012: D+25.3 2008: D+26.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.31%
• Current HPI: 91.2014
• 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

2 events — show timeline

• 2026-01-08 Pending — RVLG
• 2025-12-11 Listed $165,000 RVLG

Property tax history

+3.5%/yr

Latest (2025): $290 · +0.0% YoY. Source: county tax records.