677 Tabor Rd · Altavista, VA 24554

$125,000

3 bd · 3.0 ba · 2,811 sqft · SingleFamily · 10 Days on market

Built 1974 Fair condition 22 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* Tract 1 * need financing ? not a problem, you can get pre-approval to purchase at auction, Your chance to own this beautiful property in Campbell County! Awesome mountain views off the back porch. The property is mostly open pasture, perfect for crops and livestock. Property has long road frontage perfect for future development. This low maintenance Brick home is in great condition and two car garage, full basement, just needs a little updating. If you are ready to start living out your farm life dream - contact us today! 3 other parcels are available for purchase for a total of 95 acres! Long road frontage!Property is going to auction Saturday June 27th at 10:00am. Bidding will be both

Key facts

• Open pasture
• Long road frontage
• Future development

Tags

• MOUNTAIN VIEWS
• OPEN PASTURE
• LONG ROAD FRONTAGE
• FUTURE DEVELOPMENT

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Well water; Septic tank
• Home design: Single family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Garden; Has view

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Two fireplaces located in the den and living room; Finished full basement; Garden view
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.3% vs local median 3.8% in Altavista — 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 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime D+, amenities F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brookneal Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 411 students, 74% FRL); William Campbell High (math 45% / reading 61%, grade C-, #291 of 319 statewide, top 92%, 397 students, 70% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $125,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.7

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,820
• Equity at exit: $18,638

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $11,419
• Equity at exit: $10,808

Cash invested: $35,000 (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 24554

• Home prices YoY: -8.4%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $211

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $297	-5% $254	+0% $211	+5% $167	+10% $124
Rent	-10% $103	-5% $157	+0% $211	+5% $264	+10% $318
Rate	-1.0pp $274	-0.5pp $242	base $211	+0.5pp $178	+1.0pp $145

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $125,000 Active 10 DOM
2. 2026-06-19
   days on market $125,000 Active 8 DOM
3. 2026-06-18
   days on market $125,000 Active 7 DOM
4. 2026-06-17
   days on market $125,000 Active 6 DOM
5. 2026-06-16
   days on market $125,000 Active 5 DOM
6. 2026-06-15
   days on market $125,000 Active 4 DOM
7. 2026-06-14
   days on market $125,000 Active 2 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   pricedays on marketlisting id $125,000 Active 1 DOM
10. 2026-06-10
    days on market $699,900 Active 5 DOM
11. 2026-06-09
    days on market $699,900 Active 4 DOM
12. 2026-06-08
    days on market $699,900 Active 3 DOM
13. 2026-06-07
    remarks 577-char remark
14. 2026-06-07
    listed $699,900 Active 2 DOM

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,321
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,636
• Taxable income: $572
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,390/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including painting, roof replacement, and HVAC upgrades. However, it has a large lot with potential for future development and a beautiful mountain view, making it a good investment opportunity.

Repairs flagged

• Major roof — The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.
• Major exterior — The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.
• Major flooring — The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.
• Major interior walls/paint — The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.
• Major HVAC/mechanicals — The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.
• Major landscaping/curb appeal — The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.

Value-add opportunities

• Both Paint the exterior and interior walls — Painting the exterior and interior walls can significantly improve the home's curb appeal and interior aesthetics, which can increase its resale and rental value.
• Both Replace the roof — Replacing the roof is a major repair that can improve the home's structural integrity and increase its resale and rental value.
• Both Upgrade HVAC system — Upgrading the HVAC system can improve the home's comfort and energy efficiency, which can increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.	Major	$15,000–50,000
exterior · The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.	Major	$15,000–50,000
flooring · The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.	Major	$15,000–50,000
interior walls/paint · The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.	Major	$15,000–50,000
HVAC/mechanicals · The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.	Major	$15,000–50,000
landscaping/curb appeal · The independent satellite image shows a white roof, which may indicate a recent or ongoing repair. However, the listing photos show a different roof color, suggesting a recent change.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Painting the exterior and interior walls can significantly improve the home's curb appeal and interior aesthetics, which can increase its resale and rental value. ↑
• Both Replace the roof — Replacing the roof is a major repair that can improve the home's structural integrity and increase its resale and rental value. ↑
• Both Upgrade HVAC system — Upgrading the HVAC system can improve the home's comfort and energy efficiency, which can increase its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,564

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 2% Scottish 1% Iranian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.38%
• Current HPI: 167.4705
• 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

• 2026-06-05 Listed $699,900 LMLS