143 Pkin Ln · Greenville, VA 24472

$185,000

1 bd · 2.0 ba · 664 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.59 ac lot $279/sqft · 29% below area Est $259k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +7.4/10.0
• Schools +5.3/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tiny house lovers, eat your heart out! This sweet cottage style home is just what you are searching for! Southern Augusta county, tucked away in a private setting a stones throw away from National Forest! Watch the deer in your yard! Nestled in with a over 1/2 acre, wooded & open and complete with a privacy fenced yard for Fido and large shed for tinkering. . Offering a true cottage feel with screened in porch! Inside, find ample layout with a large kitchen & living room yet still a good size bedroom! Lots of updates too, from new kitchen floor, fresh paint, nearly the entire home rewired 200 AMP (including a generator hook up!) even granite counter tops proving good things DO come in small packages! Get away from it all and just live, comfortably and AFFORDABLY!

Key facts

• Screened in porch
• Sliding barn door
• Eat in kitchen

Tags

• SCREENED IN PORCH
• MUD ROOM
• EAT IN KITCHEN
• GRANITE COUNTER TOPS
• SLIDING BARN DOOR
• PRIMARY BEDROOM

Property features AI

Exterior

• Parking: No parking details provided
• Security: Smoke detectors
• Utilities: Private well water; Conventional sewer; Satellite internet available
• Home design: Detached single‑story home; One level
• Construction: Built with stick framing and vinyl siding; Block foundation; Composition/shingle roof
• Exterior features: Partial fencing; Garden; Wooded lot; Porch; Deck; Screened porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first (main) level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Primary bedroom on the main level; Eat-in kitchen; Mud room; Utility room; Tilt-in windows
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-4 ($-43/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (25.1% below list).
• Recommended offer: $138k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#272 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Augusta County Public School District (rural): math 55% / reading 69% proficiency, ranked #52 of 131 in VA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverheads Elementary (math 70% / reading 76%, grade A, #259 of 1,108 statewide, top 24%, 737 students, 71% FRL); Riverheads High (math 72% / reading 77%, grade B+, #107 of 319 statewide, top 37%, 464 students, 38% FRL) — zoned schools average 54% FRL vs 32% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 357 units permitted in Augusta County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,496 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (median comp): $259,135
• List price: $185,000
• Delta: -28.61%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.77×
• Total profit: $39,688
• Equity at exit: $102,034

10-year hold

• IRR: 13.3%
• Equity multiple: 3.34×
• Total profit: $121,317
• Equity at exit: $173,822

Cash invested: $51,800 (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 24472

• Home prices YoY: 2.6%
• Active inventory: 28
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-4

Break-even live

Break-even rent $1,389

Max offer price $184,370

Occupancy floor 95%

Sensitivity live

Price	-10% $101	-5% $49	+0% $-4	+5% $-56	+10% $-108
Rent	-10% $-113	-5% $-58	+0% $-4	+5% $51	+10% $106
Rate	-1.0pp $90	-0.5pp $43	base $-4	+0.5pp $-52	+1.0pp $-100

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-17
   status Pending 602-char remark
2. 2026-05-13
   listed $185,000 Active 602-char remark
3. 2025-07-17
   soldstatus $145,000
4. 2025-07-16
   soldstatus $145,000 Sold 785-char remark

   Show marketing remark (785 chars)

   Tiny house lovers, eat your heart out! This sweet cottage style home is just what you are searching for! Southern Augusta county, tucked away in a private setting a stones throw away from National Forest! Watch the deer in your yard! Nestled in with a over 1/2 acre, wooded & open and complete with a privacy fenced yard for Fido and large shed for tinkering. . Offering a true cottage feel with screened in porch! Inside, find ample layout with a large kitchen & living room yet still a good size bedroom! Lots of updates too, from new kitchen floor, fresh paint, nearly the entire home rewired 200 AMP (including a generator hook up!) even granite counter tops proving good things DO come in small packages! Get away from it all and just live, comfortably and AFFORDABLY!

5. 2025-06-14
   status Pending 785-char remark

   Show marketing remark (785 chars)

   Tiny house lovers, eat your heart out! This sweet cottage style home is just what you are searching for! Southern Augusta county, tucked away in a private setting a stones throw away from National Forest! Watch the deer in your yard! Nestled in with a over 1/2 acre, wooded & open and complete with a privacy fenced yard for Fido and large shed for tinkering. . Offering a true cottage feel with screened in porch! Inside, find ample layout with a large kitchen & living room yet still a good size bedroom! Lots of updates too, from new kitchen floor, fresh paint, nearly the entire home rewired 200 AMP (including a generator hook up!) even granite counter tops proving good things DO come in small packages! Get away from it all and just live, comfortably and AFFORDABLY!

6. 2025-06-11
   listed $139,900 Active 785-char remark

   Show marketing remark (785 chars)

   Tiny house lovers, eat your heart out! This sweet cottage style home is just what you are searching for! Southern Augusta county, tucked away in a private setting a stones throw away from National Forest! Watch the deer in your yard! Nestled in with a over 1/2 acre, wooded & open and complete with a privacy fenced yard for Fido and large shed for tinkering. . Offering a true cottage feel with screened in porch! Inside, find ample layout with a large kitchen & living room yet still a good size bedroom! Lots of updates too, from new kitchen floor, fresh paint, nearly the entire home rewired 200 AMP (including a generator hook up!) even granite counter tops proving good things DO come in small packages! Get away from it all and just live, comfortably and AFFORDABLY!

7. 2005-03-04
   soldstatus $37,000

   Show marketing remark (122 chars)

   Nice cottage in the county. Needs some work, currently rented. Storage building. Sold as is home inspection for info only.

8. 2004-08-13
   listed $39,900

   Show marketing remark (122 chars)

   Nice cottage in the county. Needs some work, currently rented. Storage building. Sold as is home inspection for info only.

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$912/yr (+$76/mo · 150.6%)

ⓘ 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 4/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,620
• − Mortgage interest: −$10,363
• − Property taxes: −$605
• − Insurance: −$925
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$5,382
• Taxable loss: −$3,315
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $753/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: Augusta County Public School District
• NCES district ID: 5100300
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $53,562
• Composite: 53.02/100
• National rank: #1521
• State rank: #52 of 131 in VA

Livability — Greenville

• Score: 68/100
• State rank: #272
• US rank: #9751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,496
• Population (ZIP): 2,204

Population outlook (Augusta County) Hauer SSP2

• Today (2025): 77,558 people
• By 2030: 78,389 · +1.1%
• By 2040: 78,629 · +1.4%
• By 2050: 77,171 · -0.5%
• By 2075: 74,455 · -4.0%
• By 2100: 65,077 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Native American 2% Two or more races 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 100% English-only · German/W. Germanic 0%

Political lean MEDSL · Augusta

• 2024 margin: Solid R (+47.5) · D 25.8% · R 73.3%
• 2008→2024 swing: -7.7pp toward R · 2008: -39.9pp · 2024: -47.5pp
• All cycles: 2024: R+47.5 2020: R+47.0 2016: R+49.2 2012: R+42.1 2008: R+39.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.75%
• Current HPI: 187.9458
• 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

+363.7% since first listed

8 events — show timeline

• 2026-05-17 Pending — GAAR
• 2026-05-13 Listed $185,000 GAAR
• 2025-07-17 Sold (Public Records) $145,000 Public Records
• 2025-07-16 Sold (MLS) $145,000 GAAR
• 2025-06-14 Pending — GAAR
• 2025-06-11 Listed $139,900 GAAR
• 2005-03-04 Sold (MLS) $37,000 GAAR
• 2004-08-13 Listed $39,900 GAAR

Property tax history

+3.5%/yr

Latest (2026): $605 · +0.0% YoY. Source: county tax records.