24 Firehouse Rd · Cumberland, VA 23040

$215,000

3 bd · 1.0 ba · 955 sqft · SingleFamily public records · 21 Days on market

Built 1967 1.00 ac lot $225/sqft · 16% below area Est $255k · 16% under

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Why this score? — see what drove the D 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 +14.5/15.0
• Cash flow +8.1/30.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Nestled in the heart of Cumberland, this countryside rancher offers an exceptional blend of comfort and rural charm. With 3-bedrooms and 1-bathroom, the home provides an easy-to-maintain layout with modern updates (2024), including a new roof, windows, vinyl siding, and a spacious deck, giving you peace of mind and ensuring durability. Enjoy front-row seats to summer baseball games right from your front yard! The home is located next to the Madison Ballfield, offering convenient access to local sporting events. Additionally, you’re just minutes away from a variety of shopping, dining, and recreational options, including Bear Creek Lake State Park and Cumberland State Forest. Offered at $195,000—$15,000 below the appraised value—this charming home presents an attractive option for those seeking both value and efficiency in their home-buying journey. This property is being sold as a short sale, a process that can take 45-60 days for approval, which still allows ample time to enjoy hosting a BBQ on the new deck to soak in the summer in Cumberland, Virginia. This is a great opportunity for those who are willing to wait for the right deal!

Key facts

• 1 acre lot
• Parking
• Built 1967

Property features AI

Exterior

• Parking: Unpaved driveway
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property; R2 zoning
• Construction: Block construction; Drywall interior walls; Vinyl siding
• Exterior features: Front porch; Side porch; Deck; Unpaved driveway

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Bedrooms located on the first level (includes at least two bedrooms)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with tub and shower
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Electric cooling
• Interior features: Ceiling fan(s); Laminate counters; Bedroom on main level
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (35.8% below list).
• Recommended offer: $138k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.1% in Cumberland — 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 57/100 on livability (#499 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, health & safety B+; Watch: amenities F, commute F, employment F.
• Cumberland County Public School District (rural): math 33% / reading 56% proficiency, ranked #113 of 131 in VA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cumberland Elementary (math 47% / reading 52%, grade D, #742 of 1,108 statewide, top 70%, 541 students, 99% FRL); Cumberland Middle (math 29% / reading 54%, grade F, #299 of 342 statewide, top 88%, 352 students, 100% FRL); Cumberland High (math 17% / reading 77%, grade D-, #305 of 319 statewide, top 97%, 390 students, 99% FRL) — zoned schools average 99% FRL vs 61% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 80 units permitted in Cumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.2% local appreciation)).
• Cumberland County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

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 $138,098 (35.8% 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 1967 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (median comp): $254,812
• List price: $215,000
• Delta: -15.62%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

1.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.88×
• Total profit: $-6,940
• Equity at exit: $75,978

10-year hold

• IRR: 2.6%
• Equity multiple: 1.33×
• Total profit: $19,850
• Equity at exit: $102,994

Cash invested: $60,200 (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 23040

• Home prices YoY: 0.6%
• Active inventory: 46
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-209

Break-even live

Break-even rent $1,645

Max offer price $178,132

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-148	+0% $-209	+5% $-270	+10% $-330
Rent	-10% $-318	-5% $-263	+0% $-209	+5% $-154	+10% $-100
Rate	-1.0pp $-100	-0.5pp $-154	base $-209	+0.5pp $-264	+1.0pp $-321

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-29
   listed $215,000 Active 805-char remark
2. 2026-04-23
   historical
3. 2026-04-16
   price $215,000
4. 2026-04-10
   listed $217,950 Active
5. 2026-04-08
   historical
6. 2025-06-02
   soldstatus $201,000
7. 2025-05-30
   soldstatus $201,000 Closed

   Show marketing remark (1170 chars)

   Nestled in the heart of Cumberland, this countryside rancher offers an exceptional blend of comfort and rural charm. With 3-bedrooms and 1-bathroom, the home provides an easy-to-maintain layout with modern updates (2024), including a new roof, windows, vinyl siding, and a spacious deck, giving you peace of mind and ensuring durability. Enjoy front-row seats to summer baseball games right from your front yard! The home is located next to the Madison Ballfield, offering convenient access to local sporting events. Additionally, you’re just minutes away from a variety of shopping, dining, and recreational options, including Bear Creek Lake State Park and Cumberland State Forest. Offered at $195,000—$15,000 below the appraised value—this charming home presents an attractive option for those seeking both value and efficiency in their home-buying journey. This property is being sold as a short sale, a process that can take 45-60 days for approval, which still allows ample time to enjoy hosting a BBQ on the new deck to soak in the summer in Cumberland, Virginia. This is a great opportunity for those who are willing to wait for the right deal!

8. 2025-03-19
   status Pending

   Show marketing remark (1170 chars)

   Nestled in the heart of Cumberland, this countryside rancher offers an exceptional blend of comfort and rural charm. With 3-bedrooms and 1-bathroom, the home provides an easy-to-maintain layout with modern updates (2024), including a new roof, windows, vinyl siding, and a spacious deck, giving you peace of mind and ensuring durability. Enjoy front-row seats to summer baseball games right from your front yard! The home is located next to the Madison Ballfield, offering convenient access to local sporting events. Additionally, you’re just minutes away from a variety of shopping, dining, and recreational options, including Bear Creek Lake State Park and Cumberland State Forest. Offered at $195,000—$15,000 below the appraised value—this charming home presents an attractive option for those seeking both value and efficiency in their home-buying journey. This property is being sold as a short sale, a process that can take 45-60 days for approval, which still allows ample time to enjoy hosting a BBQ on the new deck to soak in the summer in Cumberland, Virginia. This is a great opportunity for those who are willing to wait for the right deal!

9. 2025-02-07
   historical
10. 2025-02-06
    listed $195,000 Active

    Show marketing remark (1170 chars)

    Nestled in the heart of Cumberland, this countryside rancher offers an exceptional blend of comfort and rural charm. With 3-bedrooms and 1-bathroom, the home provides an easy-to-maintain layout with modern updates (2024), including a new roof, windows, vinyl siding, and a spacious deck, giving you peace of mind and ensuring durability. Enjoy front-row seats to summer baseball games right from your front yard! The home is located next to the Madison Ballfield, offering convenient access to local sporting events. Additionally, you’re just minutes away from a variety of shopping, dining, and recreational options, including Bear Creek Lake State Park and Cumberland State Forest. Offered at $195,000—$15,000 below the appraised value—this charming home presents an attractive option for those seeking both value and efficiency in their home-buying journey. This property is being sold as a short sale, a process that can take 45-60 days for approval, which still allows ample time to enjoy hosting a BBQ on the new deck to soak in the summer in Cumberland, Virginia. This is a great opportunity for those who are willing to wait for the right deal!

11. 2025-01-31
    price $198,000
12. 2025-01-09
    price $210,000
13. 2024-12-17
    price $198,950
14. 2024-12-05
    price $199,000
15. 2024-11-28
    price $214,950
16. 2024-11-18
    price $215,950
17. 2024-11-15
    listed $224,950 Active
18. 2024-09-03
    historical
19. 2024-07-08
    listed $245,000 Active
20. 2024-04-30
    soldstatus $229,000
21. 2024-04-29
    soldstatus $229,000 Closed
22. 2024-03-27
    historical
23. 2024-03-26
    listed $214,950
24. 2018-06-21
    soldstatus $21,600

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$772/yr (+$64/mo · 77.8%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,572
• − Mortgage interest: −$12,043
• − Property taxes: −$991
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$6,255
• Taxable loss: −$6,444
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $-958/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: Cumberland County Public School District
• NCES district ID: 5101080
• Math proficiency: 33% ▼ -43.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $41,600
• Composite: 37.33/100
• National rank: #4443
• State rank: #113 of 131 in VA

Livability — Cumberland

• Score: 57/100
• State rank: #499
• US rank: #22100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cumberland, VA
• Population (ZIP): 4,491

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 9,012 people
• By 2030: 8,578 · -4.8%
• By 2040: 7,622 · -15.4%
• By 2050: 6,640 · -26.3%
• By 2075: 4,936 · -45.2%
• By 2100: 3,994 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 39% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Cumberland

• 2024 margin: Strong R (+22.2) · D 38.6% · R 60.8%
• 2008→2024 swing: -18.7pp toward R · 2008: -3.5pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+14.9 2016: R+13.6 2012: R+2.3 2008: R+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.23%
• Current HPI: 225.2371
• 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

+895.4% since first listed

25 events — show timeline

• 2026-05-20 Pending — CVRMLS
• 2026-04-29 Listed $215,000 CVRMLS
• 2026-04-23 Listing Removed — CVRMLS
• 2026-04-16 Price Changed $215,000 CVRMLS
• 2026-04-10 Listed $217,950 CVRMLS
• 2026-04-08 Coming Soon — CVRMLS
• 2025-06-02 Sold (Public Records) $201,000 Public Records
• 2025-05-30 Sold (MLS) $201,000 CVRMLS
• 2025-03-19 Pending — CVRMLS
• 2025-02-07 Listing Removed — CVRMLS
• 2025-02-06 Listed $195,000 CVRMLS
• 2025-01-31 Price Changed $198,000 CVRMLS
• 2025-01-09 Price Changed $210,000 CVRMLS
• 2024-12-17 Price Changed $198,950 CVRMLS
• 2024-12-05 Price Changed $199,000 CVRMLS
• 2024-11-28 Price Changed $214,950 CVRMLS
• 2024-11-18 Price Changed $215,950 CVRMLS
• 2024-11-15 Listed $224,950 CVRMLS
• 2024-09-03 Listing Removed — CVRMLS
• 2024-07-08 Listed $245,000 CVRMLS
• 2024-04-30 Sold (Public Records) $229,000 Public Records
• 2024-04-29 Sold (MLS) $229,000 CVRMLS
• 2024-03-27 Listing Removed — CVRMLS
• 2024-03-26 Listed $214,950 CVRMLS
• 2018-06-21 Sold (MLS) $21,600 SCAR

Property tax history

+5.4%/yr

Latest (2026): $991 · +0.0% YoY. Source: county tax records.