1429 Taro Rd · Charlotte Court House, VA 23934

$100,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 116 Days on market

Built 1957 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 +20.1/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * INVESTOR SPECIAL * * * Unlock the potential of this value-add property located in the quiet countryside of Charlotte County. Situated on a private homesite surrounded by mature trees, this property presents a prime opportunity for investors, flippers, or experienced renovators looking for their next project. The home requires significant renovation and is being sold strictly as-is, but the structure and layout provide a strong foundation for transformation. Interior demo has already exposed areas ready for repair and redesign — allowing a buyer to customize finishes and maximize resale value or long-term rental potential. The bathroom and interior finishes will need full replacement, making this ideal for a full rehab strategy rather than cosmetic work. Outside, the property benefits from a peaceful rural setting with open yard space and wooded privacy — a major selling feature once restored. This location appeals strongly to buyers seeking country living while still within reasonable distance to surrounding towns.

Key facts

• Private homesite
• Strong foundation
• Wooded privacy

Tags

• PRIVATE HOMESITE
• MATURE TREES
• SIGNIFICANT RENOVATION
• STRONG FOUNDATION
• OPEN YARD SPACE
• WOODED PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $92k (8.1% below list).
• Recommended offer: $91k (9.0% 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.
• Zoned schools: Phenix Elementary (math 52% / reading 72%, grade B, #480 of 1,108 statewide, top 46%, 226 students, 87% FRL); Central Middle (math 49% / reading 69%, grade B, #166 of 342 statewide, top 50%, 370 students, 85% FRL); Randolph-Henry High (math 47% / reading 82%, grade B-, #213 of 319 statewide, top 69%, 478 students, 84% FRL) — zoned schools average 85% FRL vs 48% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 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 $7k of equity ($691 loan paydown + $7k appreciation (6.6% 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 (6.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 116 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.45×
• Total profit: $40,547
• Equity at exit: $66,934

10-year hold

• IRR: 19.9%
• Equity multiple: 5.01×
• Total profit: $112,146
• Equity at exit: $125,059

Cash invested: $28,000 (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 23934

• Home prices YoY: 4.3%
• Active inventory: 5
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $124

Break-even live

Break-even rent $762

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $180	-5% $152	+0% $124	+5% $96	+10% $67
Rent	-10% $51	-5% $88	+0% $124	+5% $160	+10% $196
Rate	-1.0pp $174	-0.5pp $149	base $124	+0.5pp $98	+1.0pp $72

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $100,000 Active 116 DOM
2. 2026-06-21
   days on market $100,000 Active 115 DOM
3. 2026-06-18
   days on market $100,000 Active 113 DOM
4. 2026-06-17
   days on market $100,000 Active 112 DOM
5. 2026-06-16
   days on market $100,000 Active 111 DOM
6. 2026-06-15
   days on market $100,000 Active 110 DOM
7. 2026-06-15
   days on market $100,000 Active 109 DOM
8. 2026-06-13
   days on market $100,000 Active 108 DOM
9. 2026-06-12
   days on market $100,000 Active 107 DOM
10. 2026-06-09
    days on market $100,000 Active 104 DOM
11. 2026-06-08
    days on market $100,000 Active 103 DOM
12. 2026-06-08
    days on market $100,000 Active 102 DOM
13. 2026-06-07
    days on market $100,000 Active 101 DOM
14. 2026-06-03
    days on market $100,000 Active 98 DOM
15. 2026-06-02
    days on market $100,000 Active 97 DOM
16. 2026-06-01
    days on market $100,000 Active 96 DOM
17. 2026-05-31
    days on market $100,000 Active 95 DOM
18. 2026-05-20
    price $100,000 1054-char remark

    Show marketing remark (1054 chars)

    * * * INVESTOR SPECIAL * * * Unlock the potential of this value-add property located in the quiet countryside of Charlotte County. Situated on a private homesite surrounded by mature trees, this property presents a prime opportunity for investors, flippers, or experienced renovators looking for their next project. The home requires significant renovation and is being sold strictly as-is, but the structure and layout provide a strong foundation for transformation. Interior demo has already exposed areas ready for repair and redesign — allowing a buyer to customize finishes and maximize resale value or long-term rental potential. The bathroom and interior finishes will need full replacement, making this ideal for a full rehab strategy rather than cosmetic work. Outside, the property benefits from a peaceful rural setting with open yard space and wooded privacy — a major selling feature once restored. This location appeals strongly to buyers seeking country living while still within reasonable distance to surrounding towns.

19. 2026-04-04
    price $110,000 1054-char remark

    Show marketing remark (1054 chars)

    * * * INVESTOR SPECIAL * * * Unlock the potential of this value-add property located in the quiet countryside of Charlotte County. Situated on a private homesite surrounded by mature trees, this property presents a prime opportunity for investors, flippers, or experienced renovators looking for their next project. The home requires significant renovation and is being sold strictly as-is, but the structure and layout provide a strong foundation for transformation. Interior demo has already exposed areas ready for repair and redesign — allowing a buyer to customize finishes and maximize resale value or long-term rental potential. The bathroom and interior finishes will need full replacement, making this ideal for a full rehab strategy rather than cosmetic work. Outside, the property benefits from a peaceful rural setting with open yard space and wooded privacy — a major selling feature once restored. This location appeals strongly to buyers seeking country living while still within reasonable distance to surrounding towns.

20. 2026-02-24
    listed $115,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    * * * INVESTOR SPECIAL * * * Unlock the potential of this value-add property located in the quiet countryside of Charlotte County. Situated on a private homesite surrounded by mature trees, this property presents a prime opportunity for investors, flippers, or experienced renovators looking for their next project. The home requires significant renovation and is being sold strictly as-is, but the structure and layout provide a strong foundation for transformation. Interior demo has already exposed areas ready for repair and redesign — allowing a buyer to customize finishes and maximize resale value or long-term rental potential. The bathroom and interior finishes will need full replacement, making this ideal for a full rehab strategy rather than cosmetic work. Outside, the property benefits from a peaceful rural setting with open yard space and wooded privacy — a major selling feature once restored. This location appeals strongly to buyers seeking country living while still within reasonable distance to surrounding towns.

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$389/yr (+$32/mo · 90.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,026
• − Mortgage interest: −$5,602
• − Property taxes: −$431
• − Insurance: −$500
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$2,909
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,530/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: 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): 433

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: Predominantly White (95%)
• Race & ethnicity: White 95% Black 5%
• Common ancestry: Slovak 3% Iranian 3%
• Foreign-born: 1%

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: ▲ 6.64%
• Current HPI: 160.3305
• 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

3 events — show timeline

• 2026-05-20 Price Changed $100,000 CVRMLS
• 2026-04-04 Price Changed $110,000 CVRMLS
• 2026-02-24 Listed $115,000 CVRMLS

Property tax history

+1.4%/yr

Latest (2025): $431 · -3.2% YoY. Source: county tax records.