422 Masons Mill Rd · Timberlake, VA 24550

$125,000

3 bd · 1.0 ba · 732 sqft · SingleFamily public records · 3 Days on market

Built 1962 5.00 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the tranquility of country living with this 3-bedroom home situated on a private 5-acre wooded parcel in Evington. Inside, you'll find hardwood flooring, a handicap-accessible shower, and a functional layout ready for your personal touches. Recent updates include a roof and gutters replaced just four months ago, along with a new side deck perfect for enjoying the peaceful surroundings. The secluded setting offers privacy, room to roam, and plenty of potential for gardening, recreation, or simply enjoying nature. A rare opportunity to own acreage in a convenient Campbell County location.

Key facts

• New side deck
• Recent updates
• Secluded setting

Tags

• PRIVATE 5-ACRE WOODED PARCEL
• HANDICAP-ACCESSIBLE SHOWER
• RECENT UPDATES
• NEW SIDE DECK
• SECLUDED SETTING
• POTENTIAL FOR GARDENING

Property features AI

Finance

• Other: Zoned A1; Approximately 5 acres

Exterior

• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Storage structure on property

Interior

• Kitchen: Refrigerator; Microwave; Electric water heater
• Bedrooms: 1 full bathroom
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Accessible full bathroom; Crawl space basement
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.9% vs local median 3.8% in Timberlake — 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 70/100 on livability (#227 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, commute 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: Yellow Branch Elementary (math 60% / reading 63%, grade B, #516 of 1,108 statewide, top 47%, 573 students, 74% FRL); Rustburg Middle (math 49% / reading 65%, grade B, #178 of 342 statewide, top 53%, 606 students, 74% FRL); Rustburg High (math 77% / reading 67%, grade B+, #134 of 319 statewide, top 45%, 828 students, 67% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $41k; list at $125k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $125,000

Questions for the listing agent

1. Built in 1962 — 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 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?
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: 1.24% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.7

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $10,386
• Equity at exit: $18,638

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $48,361
• 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 24550

• Home prices YoY: -20.9%
• Active inventory: 36
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $482

Break-even live

Break-even rent $943

Max offer price $125,000

Occupancy floor 64%

Sensitivity live

Price	-10% $553	-5% $517	+0% $482	+5% $446	+10% $411
Rent	-10% $359	-5% $421	+0% $482	+5% $543	+10% $605
Rate	-1.0pp $545	-0.5pp $514	base $482	+0.5pp $449	+1.0pp $417

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 3 events

1. 2026-06-05
   statusdays on market $125,000 Pending 3 DOM
2. 2026-06-02
   remarks 603-char remark
3. 2026-06-02
   listed $125,000 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: $446 · $37/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$579/yr (+$48/mo · 129.6%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,633
• − Mortgage interest: −$7,002
• − Property taxes: −$446
• − Insurance: −$625
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$3,636
• Taxable income: $3,942
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,836/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: 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 — Timberlake

• Score: 70/100
• State rank: #227
• US rank: #7595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,941

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 (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 6% Asian 3%
• Common ancestry: German 2% Italian 1% Slovak 1%
• Foreign-born: 6% · Vietnam, Canada, Dominican Republic
• Languages at home: 91% English-only · Vietnamese 3% Spanish 2%

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: ▼ -47.59%
• Current HPI: 180.6833
• 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

+204.9% since first listed

2 events — show timeline

• 2026-06-01 Listed $125,000 LMLS
• 1999-11-08 Sold (Public Records) $41,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $446 · +0.0% YoY. Source: county tax records.