4309 Stewart Rd · Jarratt, VA 23867

$55,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 7 Days on market

Built 1970 0.91 ac lot $57/sqft · at area comps Est $53k · at est. ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +5.8/15.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don’t miss this value-add opportunity at 4309 Stewart Rd in Jarratt! Perfect for investors, flippers, or landlords, this property offers strong equity potential with the right renovations. Situated on a spacious lot in a quiet setting, it’s an ideal candidate for a profitable flip or long-term rental. Sold as-is. Cash or rehab financing preferred. Bring your vision and unlock the potential—opportunities like this move fast!

Key facts

• 0.91 acre lot
• Built 1970
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached structure; Above-grade living space only
• Construction: Vinyl siding; Concrete perimeter foundation; Estimated year built
• Exterior features: Outside city limits

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Baseboard electric heating; Wall unit cooling (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 62/100 on livability (#406 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sussex County Public School District (rural): math 36% / reading 56% proficiency, ranked #111 of 131 in VA (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sussex Central Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 443 students, 101% FRL); Sussex Central Middle (math 37% / reading 52%, grade D, #278 of 342 statewide, top 82%, 236 students, 102% FRL); Sussex Central High (math 64% / reading 74%, grade B, #159 of 319 statewide, top 53%, 319 students, 101% FRL) — zoned schools average 101% FRL vs 74% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 29 units permitted in Sussex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (5.6% local appreciation)).
• Sussex County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1970 — 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: 2.38% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.11%
• DSCR: 3.41
• GRM: 3.5

CMA / ARV

• ARV (median comp): $53,000
• List price: $55,000
• Delta: 3.77%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4309 Stewart Rd	0.00mi	2/1.0	960 (0%)	1mo	$53,000	$55	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 4.81×
• Total profit: $58,718
• Equity at exit: $33,100

10-year hold

• IRR: 59.4%
• Equity multiple: 9.99×
• Total profit: $138,475
• Equity at exit: $58,792

Cash invested: $15,400 (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 23867

• Home prices YoY: 2.9%
• Active inventory: 13
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $694

Break-even live

Break-even rent $429

Max offer price $55,000

Occupancy floor 42%

Sensitivity live

Price	-10% $726	-5% $710	+0% $694	+5% $679	+10% $663
Rent	-10% $591	-5% $643	+0% $694	+5% $746	+10% $798
Rate	-1.0pp $722	-0.5pp $708	base $694	+0.5pp $680	+1.0pp $666

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending 445-char remark
2. 2026-05-04
   listed $55,000 Active 445-char remark

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$124/yr (+$10/mo · 37.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $15,692
• − Mortgage interest: −$3,081
• − Property taxes: −$327
• − Insurance: −$275
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,600
• Taxable income: $7,898
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $6,438/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: Sussex County Public School District
• NCES district ID: 5103780
• Math proficiency: 36% ▼ -46.00%
• Reading proficiency: 56% ▼ -22.00%
• Median HH income: $40,095
• Composite: 38.44/100
• National rank: #4198
• State rank: #111 of 131 in VA

Livability — Jarratt

• Score: 62/100
• State rank: #406
• US rank: #16968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,924

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 11,207 people
• By 2030: 10,897 · -2.8%
• By 2040: 10,451 · -6.7%
• By 2050: 9,936 · -11.3%
• By 2075: 8,643 · -22.9%
• By 2100: 6,908 · -38.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 46% White 39% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Sussex

• 2024 margin: Toss-up / Even · D 51.9% · R 47.5%
• 2008→2024 swing: -19.3pp toward R · 2008: 23.8pp · 2024: 4.4pp
• All cycles: 2024: D+4.4 2020: D+11.9 2016: D+16.3 2012: D+24.5 2008: D+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.57%
• Current HPI: 201.2897
• 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

-3.6% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $53,000 BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-04 Listed $55,000 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $327 · +0.0% YoY. Source: county tax records.