104 Claytor Rd · Brookneal, VA 24528

$85,000

4 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 236 Days on market

Built 1950 7.50 ac lot $56/sqft · 57% below area

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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
• ARV discount +7.5/15.0
• Appreciation +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

Listing remarks MLS

Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long.

Key facts

• Metal roof
• 7.5 acre lot
• 8 parking spots

Tags

• METAL ROOF
• 7.5 ACRES OF PRIME LAND

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.9% in Brookneal — 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 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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: 35 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k appreciation (4.8% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $65k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.57% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (median comp): $190,000
• List price: $85,000
• Delta: -55.26%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Marshall St	0.71mi	3/2.0 (-1)	1,423 (-6%)	1mo	$190,000	$134	50
17778 Brookneal Hwy Hwy	0.59mi	3/2.0 (-1)	1,344 (-11%)	23mo	$173,500	$129	28

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

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.05×
• Total profit: $48,840
• Equity at exit: $46,969

10-year hold

• IRR: 32.1%
• Equity multiple: 6.13×
• Total profit: $121,983
• Equity at exit: $80,086

Cash invested: $23,800 (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 24528

• Home prices YoY: 2.7%
• Active inventory: 35
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $477

Break-even live

Break-even rent $730

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-08
   status $85,000 Pending 236 DOM
2. 2026-06-07
   days on market $85,000 Active 236 DOM
3. 2026-06-05
   days on market $85,000 Active 233 DOM
4. 2026-06-02
   days on market $85,000 Active 231 DOM
5. 2026-06-01
   days on market $85,000 Active 230 DOM
6. 2026-05-31
   days on market $85,000 Active 229 DOM
7. 2026-05-30
   days on market $85,000 Active 228 DOM
8. 2026-04-13
   price $85,000 201-char remark

   Show marketing remark (273 chars)

   Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long. Schools: Brookneal Elementary (PK-5), William Campbell High School (6-12).

9. 2026-04-13
   price $85,000 273-char remark

   Show marketing remark (273 chars)

   Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long. Schools: Brookneal Elementary (PK-5), William Campbell High School (6-12).

10. 2025-12-15
    price $110,000 201-char remark

    Show marketing remark (273 chars)

    Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long. Schools: Brookneal Elementary (PK-5), William Campbell High School (6-12).

11. 2025-12-15
    price $110,000 273-char remark

    Show marketing remark (273 chars)

    Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long. Schools: Brookneal Elementary (PK-5), William Campbell High School (6-12).

12. 2025-10-14
    listed $150,000 Active 201-char remark

    Show marketing remark (273 chars)

    Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long. Schools: Brookneal Elementary (PK-5), William Campbell High School (6-12).

13. 2025-10-14
    listed $150,000 Active 273-char remark

    Show marketing remark (273 chars)

    Charming 2 story home on 7.5 acres of prime land! This home features 4 bedrooms and 1 bathroom and also has a metal roof that is built to last! Your country getaway awaits, this one won't last long. Schools: Brookneal Elementary (PK-5), William Campbell High School (6-12).

14. 2024-02-27
    status Pending
15. 2024-01-13
    listed $99,900 Active
16. 2009-09-11
    soldstatus $75,000

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$346/yr (+$29/mo · 98.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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 3/10 Moderate 5% 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: $16,004
• − Mortgage interest: −$4,761
• − Property taxes: −$351
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,473
• Taxable income: $4,636
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $4,608/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 — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookneal, VA
• Population (ZIP): 3,793

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 (70%)
• Race & ethnicity: White 70% Black 24% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 4.77%
• Current HPI: 181.6064
• 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

+13.3% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $85,000 LMLS
• 2026-04-13 Price Changed $85,000 MLSRV
• 2025-12-15 Price Changed $110,000 LMLS
• 2025-12-15 Price Changed $110,000 MLSRV
• 2025-10-14 Listed $150,000 MLSRV
• 2025-10-14 Listed $150,000 LMLS
• 2024-02-27 Pending — LMLS
• 2024-01-13 Listed $99,900 LMLS
• 2009-09-11 Sold (Public Records) $75,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $351 · +0.0% YoY. Source: county tax records.