3324 Laurel Rd

Schuyler, VA 22971

$262,900D

2 bd · 2.0 ba · 984 sqft · Built 2008 · SingleFamily · Pending · 91 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,847/mo
• Mortgage (P&I): −$1,379
• Tax + insurance: −$176
• HOA: −$0
• Vac / Maint / Mgmt: −$388
• Net cashflow: $-96/mo
• Annual: $-1,151/yr
• Cap rate: 5.85%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• 1% rule: 0.70%
• Cash to close: $73,612

Investor read

• This is a 2-bed/2.0-bath single-family listed at $263k.
• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (29.8% below list).
• It's been on market 91 days — a 9% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $185k (29.8% below list) — sets the bar for 1% rule.
• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.9% local appreciation)).
• Location reads 53/100 on livability (#530 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Nelson County Public School District (rural): math 42% / reading 62% proficiency, ranked #92 of 131 in VA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rockfish River Elementary (math 42% / reading 52%, grade D-, #794 of 1,108 statewide, top 74%, 268 students, 79% FRL); Nelson Middle (math 44% / reading 66%, grade B-, #189 of 342 statewide, top 56%, 340 students, 78% FRL); Nelson County High (math 57% / reading 82%, grade B, #159 of 319 statewide, top 53%, 517 students, 70% FRL) — zoned schools average 76% FRL vs 44% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 66 units permitted in Nelson County in 2024 (0 in 5+ unit buildings).
• Nelson County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts 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.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 91 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.