417 Clays Ferry Rd · Altavista, VA 24554

$120,000

2 bd · 1.5 ba · 1,170 sqft · SingleFamily · 73 Days on market

Built 1976 1.00 ac lot $103/sqft · 16% below area Est $143k · 16% 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).

• Cash flow +22.0/30.0
• ARV discount +14.7/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Setting at its finest! If you want privacy, this well maintained home includes living room, eat-in kitchen with stove, refrigerator and dishwasher, laundry room, 2 bedrooms, 1.5 baths and huge family/great room with gas fireplace! Primary Bath has soaker tub and separate shower! You can enjoy outdoor relaxation on the front porch, deck or huge covered porch! The 1 acre lot also includes 2 metal carports and 3 storage buildings! Please note: This home will not qualify for most loans as it is a 1976 Briarwood mobile home with an addition - although once you get inside, you'd hardly know it was a mobile home at all! Private Rd with no formal road maintenance agreement. Selling AS IS only.

Key facts

• 1 acre lot
• Parking
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% 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.

Location & tenants

• Location reads 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; 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.
• Market conditions: 41 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 $830 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $1.08M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $142,680
• List price: $120,000
• Delta: -15.90%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,196
• Equity at exit: $17,892

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $9,560
• Equity at exit: $10,375

Cash invested: $33,600 (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 24554

• Home prices YoY: -8.4%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $192

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $275	-5% $233	+0% $192	+5% $151	+10% $109
Rent	-10% $90	-5% $141	+0% $192	+5% $243	+10% $294
Rate	-1.0pp $252	-0.5pp $223	base $192	+0.5pp $161	+1.0pp $129

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 73 DOM
2. 2026-06-18
   days on market $120,000 Active 72 DOM
3. 2026-06-17
   days on market $120,000 Active 71 DOM
4. 2026-06-16
   days on market $120,000 Active 70 DOM
5. 2026-06-15
   days on market $120,000 Active 69 DOM
6. 2026-06-14
   days on market $120,000 Active 67 DOM
7. 2026-06-13
   days on market $120,000 Active 66 DOM
8. 2026-06-10
   days on market $120,000 Active 64 DOM
9. 2026-06-09
   days on market $120,000 Active 63 DOM
10. 2026-06-08
    days on market $120,000 Active 62 DOM
11. 2026-06-07
    days on market $120,000 Active 61 DOM
12. 2026-06-05
    days on market $120,000 Active 58 DOM
13. 2026-06-02
    days on market $120,000 Active 56 DOM
14. 2026-06-01
    days on market $120,000 Active 55 DOM
15. 2026-05-31
    days on market $120,000 Active 54 DOM
16. 2026-05-30
    days on market $120,000 Active 53 DOM
17. 2026-04-07
    price $120,000 702-char remark

    Show marketing remark (702 chars)

    Country Setting at its finest! If you want privacy, this well maintained home includes living room, eat-in kitchen with stove, refrigerator and dishwasher, laundry room, 2 bedrooms, 1.5 baths and huge family/great room with gas fireplace! Primary Bath has soaker tub and separate shower! You can enjoy outdoor relaxation on the front porch, deck or huge covered porch! The 1 acre lot also includes 2 metal carports and 3 storage buildings! Please note: This home will not qualify for most loans as it is a 1976 Briarwood mobile home with an addition - although once you get inside, you'd hardly know it was a mobile home at all! Private Rd with no formal road maintenance agreement. Selling AS IS only.

18. 2026-04-07
    listed $1,200,000 Active 702-char remark

    Show marketing remark (702 chars)

    Country Setting at its finest! If you want privacy, this well maintained home includes living room, eat-in kitchen with stove, refrigerator and dishwasher, laundry room, 2 bedrooms, 1.5 baths and huge family/great room with gas fireplace! Primary Bath has soaker tub and separate shower! You can enjoy outdoor relaxation on the front porch, deck or huge covered porch! The 1 acre lot also includes 2 metal carports and 3 storage buildings! Please note: This home will not qualify for most loans as it is a 1976 Briarwood mobile home with an addition - although once you get inside, you'd hardly know it was a mobile home at all! Private Rd with no formal road maintenance agreement. Selling AS IS only.

19. 2023-08-21
    soldstatus $95,000 Closed 808-char remark

    Show marketing remark (808 chars)

    COUNTRY LIVIN at its finest! If you want privacy, this beautifully maintained home is down a long country road surrounded by farm land and your nearest neighbors are Angus cattle! Includes living room, eat-in kitchen with stove, refrigerator and dishwasher, laundry room, 2 bedrooms, 1.5 baths and huge family/great room with gas fireplace! Primary Bath has soaker tub and separate shower! You can enjoy outdoor relaxation on the front porch, deck or huge covered porch! The 1 acre lot also includes 2 metal carports and 3 storage buildings! Please note: This home will not qualify for most loans as it is a 1976 Briarwood mobile home with an addition -although once you get inside, you'd hardly know it was a mobile home at all! Private Rd with no formal road maintenance agreement. Sold AS IS for $99,900.

20. 2023-08-03
    status Pending 808-char remark

    Show marketing remark (808 chars)

    COUNTRY LIVIN at its finest! If you want privacy, this beautifully maintained home is down a long country road surrounded by farm land and your nearest neighbors are Angus cattle! Includes living room, eat-in kitchen with stove, refrigerator and dishwasher, laundry room, 2 bedrooms, 1.5 baths and huge family/great room with gas fireplace! Primary Bath has soaker tub and separate shower! You can enjoy outdoor relaxation on the front porch, deck or huge covered porch! The 1 acre lot also includes 2 metal carports and 3 storage buildings! Please note: This home will not qualify for most loans as it is a 1976 Briarwood mobile home with an addition -although once you get inside, you'd hardly know it was a mobile home at all! Private Rd with no formal road maintenance agreement. Sold AS IS for $99,900.

21. 2023-07-06
    listed $99,900 Active 808-char remark

    Show marketing remark (808 chars)

    COUNTRY LIVIN at its finest! If you want privacy, this beautifully maintained home is down a long country road surrounded by farm land and your nearest neighbors are Angus cattle! Includes living room, eat-in kitchen with stove, refrigerator and dishwasher, laundry room, 2 bedrooms, 1.5 baths and huge family/great room with gas fireplace! Primary Bath has soaker tub and separate shower! You can enjoy outdoor relaxation on the front porch, deck or huge covered porch! The 1 acre lot also includes 2 metal carports and 3 storage buildings! Please note: This home will not qualify for most loans as it is a 1976 Briarwood mobile home with an addition -although once you get inside, you'd hardly know it was a mobile home at all! Private Rd with no formal road maintenance agreement. Sold AS IS for $99,900.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,513
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,491
• Taxable income: $419
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,204/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 — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,564

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 (72%)
• Race & ethnicity: White 72% Black 24% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 2% Scottish 1% Iranian 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -15.38%
• Current HPI: 167.4705
• 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

+20.1% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $120,000 LMLS
• 2026-04-07 Listed $1,200,000 LMLS
• 2023-08-21 Sold (MLS) $95,000 LMLS
• 2023-08-03 Pending — LMLS
• 2023-07-06 Listed $99,900 LMLS

Property tax history

+1.3%/yr

Latest (2025): $120 · +0.0% YoY. Source: county tax records.