4210 Waldrop Church Rd · Louisa, VA 23093

$79,900

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 9 Days on market

Built 1963 0.94 ac lot

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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 +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable investment opportunity situated on approximately 0.94 acres in rural Louisa County. This small 2-bedroom, 1-bath bungalow is in need of significant renovation and updating but offers potential for investors, flippers, landlords, or buyers seeking a value-add project. Features include paved state road frontage along Waldrop Church Road (SR-632), vinyl siding exterior, covered front porch, and a peaceful wooded setting. Existing structure offers approximately 572 square feet above grade according to tax records and may provide an excellent starting point for renovation, rental potential, or future improvement. Property appears to be served by private well and septic, though buyers

Key facts

• Covered front porch
• Private well
• 0.94 acre lot

Tags

• INVESTMENT OPPORTUNITY
• PAVED STATE ROAD FRONTAGE
• VINYL SIDING EXTERIOR
• COVERED FRONT PORCH
• PEACEFUL WOODED SETTING
• PRIVATE WELL

Property features AI

Finance

• Other: Building area reported as 572 (public records)

Exterior

• Utilities: Private water (well); Septic sewer; Other utilities
• Home design: Detached single-story home; One level
• Construction: Stick-built construction; Block foundation
• Exterior features: Approximately 0.94-acre lot; Private well; Septic tank

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 16.1% vs local median 2.8% in Louisa — 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 72/100 on livability (#199 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime A-; Watch: housing D+, amenities F, commute F.
• Louisa County Public School District (rural): math 64% / reading 77% proficiency, ranked #19 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Moss-Nuckols Elementary (math 69% / reading 76%, grade A, #267 of 1,108 statewide, top 24%, 579 students, 64% FRL); Louisa County Middle (math 59% / reading 76%, grade A-, #98 of 342 statewide, top 30%, 1,152 students, 64% FRL); Louisa County High (math 86% / reading 92%, grade A+, #10 of 319 statewide, top 3%, 1,653 students, 63% FRL) — zoned schools average 64% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 184 active listings in the ZIP; 408 units permitted in Louisa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Louisa County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1963 — 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. 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?
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: 1.85% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.89%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.4%
• Equity multiple: 2.27×
• Total profit: $28,483
• Equity at exit: $11,913

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $78,154
• Equity at exit: $6,908

Cash invested: $22,372 (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 23093

• Home prices YoY: -15.0%
• Active inventory: 184
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $650

Break-even live

Break-even rent $655

Max offer price $79,900

Occupancy floor 51%

Sensitivity live

Price	-10% $696	-5% $673	+0% $650	+5% $628	+10% $605
Rent	-10% $534	-5% $592	+0% $650	+5% $709	+10% $767
Rate	-1.0pp $691	-0.5pp $671	base $650	+0.5pp $630	+1.0pp $609

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   statusdays on market $79,900 Pending 9 DOM
2. 2026-06-09
   days on market $79,900 Active 7 DOM
3. 2026-06-08
   days on market $79,900 Active 6 DOM
4. 2026-06-07
   days on market $79,900 Active 5 DOM
5. 2026-06-04
   days on market $79,900 Active 2 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $79,900 Active 1 DOM

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $786 · $66/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,746
• − Mortgage interest: −$4,476
• − Property taxes: −$786
• − Insurance: −$400
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,324
• Taxable income: $6,921
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,145/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: Louisa County Public School District
• NCES district ID: 5102280
• Math proficiency: 64% ▼ -21.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $55,036
• Composite: 60.21/100
• National rank: #862
• State rank: #19 of 131 in VA

Livability — Louisa

• Score: 72/100
• State rank: #199
• US rank: #6156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,243

Population outlook (Louisa County) Hauer SSP2

• Today (2025): 36,941 people
• By 2030: 37,752 · +2.2%
• By 2040: 38,605 · +4.5%
• By 2050: 38,480 · +4.2%
• By 2075: 38,011 · +2.9%
• By 2100: 34,748 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 2%

Political lean MEDSL · Louisa

• 2024 margin: Strong R (+26.2) · D 36.5% · R 62.7%
• 2008→2024 swing: -18.4pp toward R · 2008: -7.8pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+22.9 2016: R+24.6 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.32%
• Current HPI: 217.8884
• 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

1 event — show timeline

• 2026-06-02 Listed $79,900 HRAR

Property tax history

+8.6%/yr

Latest (2024): $786 · +22.4% YoY. Source: county tax records.