169 Old Darbytown Rd · Dillwyn, VA 23936

$184,900

3 bd · 2.0 ba · 1,024 sqft · Other · 88 Days on market

Built 2022 Good condition 0.83 ac lot $181/sqft · at area comps Est $177k · at est.

---

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 +20.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• ARV discount +5.4/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Charming Country Living on Nearly an Acre in Dillwyn, VA Welcome to peaceful country living in the heart of Buckingham County! This immaculately maintained 3-bedroom, 2-bath manufactured home sits on a flat and usable 0.83-acre lot, offering the perfect blend of comfort, space, and affordability. Step inside to find a functional layout with a spacious living area and open kitchen with ample counter space, and a primary suite featuring its own private bath. Two additional bedrooms provide flexibility for family, guests, or a home office. Outside, enjoy the wide-open yard with woods on the back portion for quiet living. The flat lot makes maintenance easy and provides plenty of room for outdoor entertaining. Located just minutes from the town of Dillwyn, this home offers a peaceful rural setting while still being an easy drive to Farmville, Scottsville and Charlottesville.

Key facts

• 0.83 acre lot
• Built 2022
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#435 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Buckingham County Public School District (rural): math 36% / reading 49% proficiency, ranked #117 of 131 in VA (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 96 units permitted in Buckingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Buckingham County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 88 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $176,761
• List price: $184,900
• Delta: 4.60%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $116,334
• Equity at exit: $166,573

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $330,372
• Equity at exit: $359,220

Cash invested: $51,772 (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 23936

• Home prices YoY: 21.8%
• Active inventory: 63
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $245

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 82%

Sensitivity live

Price	-10% $373	-5% $309	+0% $245	+5% $181	+10% $117
Rent	-10% $93	-5% $169	+0% $245	+5% $321	+10% $397
Rate	-1.0pp $338	-0.5pp $292	base $245	+0.5pp $197	+1.0pp $148

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $184,900 Active 88 DOM
2. 2026-06-18
   days on market $184,900 Active 87 DOM
3. 2026-06-17
   days on market $184,900 Active 86 DOM
4. 2026-06-16
   days on market $184,900 Active 85 DOM
5. 2026-06-15
   days on market $184,900 Active 84 DOM
6. 2026-06-14
   pricedays on market $184,900 Active 82 DOM
7. 2026-06-13
   days on market $199,900 Active 81 DOM
8. 2026-06-10
   days on market $199,900 Active 79 DOM
9. 2026-06-09
   days on market $199,900 Active 78 DOM
10. 2026-06-08
    days on market $199,900 Active 77 DOM
11. 2026-06-07
    days on market $199,900 Active 76 DOM
12. 2026-06-05
    days on market $199,900 Active 73 DOM
13. 2026-06-03
    days on market $199,900 Active 72 DOM
14. 2026-06-02
    days on market $199,900 Active 71 DOM
15. 2026-06-01
    days on market $199,900 Active 70 DOM
16. 2026-05-31
    days on market $199,900 Active 69 DOM
17. 2026-05-30
    days on market $199,900 Active 68 DOM
18. 2026-03-23
    listed $199,900 Active 884-char remark

    Show marketing remark (884 chars)

    Charming Country Living on Nearly an Acre in Dillwyn, VA Welcome to peaceful country living in the heart of Buckingham County! This immaculately maintained 3-bedroom, 2-bath manufactured home sits on a flat and usable 0.83-acre lot, offering the perfect blend of comfort, space, and affordability. Step inside to find a functional layout with a spacious living area and open kitchen with ample counter space, and a primary suite featuring its own private bath. Two additional bedrooms provide flexibility for family, guests, or a home office. Outside, enjoy the wide-open yard with woods on the back portion for quiet living. The flat lot makes maintenance easy and provides plenty of room for outdoor entertaining. Located just minutes from the town of Dillwyn, this home offers a peaceful rural setting while still being an easy drive to Farmville, Scottsville and Charlottesville.

19. 2026-03-22
    historical $199,900 884-char remark

    Show marketing remark (884 chars)

    Charming Country Living on Nearly an Acre in Dillwyn, VA Welcome to peaceful country living in the heart of Buckingham County! This immaculately maintained 3-bedroom, 2-bath manufactured home sits on a flat and usable 0.83-acre lot, offering the perfect blend of comfort, space, and affordability. Step inside to find a functional layout with a spacious living area and open kitchen with ample counter space, and a primary suite featuring its own private bath. Two additional bedrooms provide flexibility for family, guests, or a home office. Outside, enjoy the wide-open yard with woods on the back portion for quiet living. The flat lot makes maintenance easy and provides plenty of room for outdoor entertaining. Located just minutes from the town of Dillwyn, this home offers a peaceful rural setting while still being an easy drive to Farmville, Scottsville and Charlottesville.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,131
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,379
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,941/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath manufactured home is ready for immediate occupancy with minor cosmetic updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace worn-out outdoor furniture — Improves rental appeal and comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace worn-out outdoor furniture — Improves rental appeal and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Buckingham County Public School District
• NCES district ID: 5100540
• Math proficiency: 36% ▼ -38.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $40,158
• Composite: 35.58/100
• National rank: #4897
• State rank: #117 of 131 in VA

Livability — Dillwyn

• Score: 60/100
• State rank: #435
• US rank: #18682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,992

Population outlook (Buckingham County) Hauer SSP2

• Today (2025): 16,866 people
• By 2030: 16,625 · -1.4%
• By 2040: 16,108 · -4.5%
• By 2050: 15,588 · -7.6%
• By 2075: 14,125 · -16.3%
• By 2100: 11,701 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Buckingham

• 2024 margin: Strong R (+23.5) · D 37.8% · R 61.2% · Other 1.0%
• 2008→2024 swing: -24.4pp toward R · 2008: 0.9pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+13.2 2016: R+11.6 2012: D+2.4 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.71%
• Current HPI: 221.8804
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-23 Listed $199,900 CAAR
• 2026-03-22 Coming Soon $199,900 CAAR

Property tax history

+20.3%/yr

Latest (2025): $140 · +81.4% YoY. Source: county tax records.