677 Tabor Rd

Altavista, VA 24554

$125,000C

3 bd · 3.0 ba · 2,811 sqft · Built 1974 · SingleFamily · Active · 10 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,360/mo
• Mortgage (P&I): −$656
• Tax + insurance: −$208
• HOA: −$0
• Vac / Maint / Mgmt: −$286
• Net cashflow: $211/mo
• Annual: $2,528/yr
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• 1% rule: 1.09%
• Cash to close: $35,000

Investor read

• This is a 3-bed/3.0-bath single-family listed at $125k. Condition is rated fair.
• 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).
• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• Cap rate 8.3% vs local median 3.9% 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.