217 Creedle Dr · Clarksville, VA 23927

$2,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 376 Days on market

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FURNISHED LIVING IN CLARKSVILLE NOT FAR FROM DOWNTOWN with 2 bed/1 bath with full kitchen and living area. Fully furnished. Just bring your clothes and personal items. If you prefer not to have it furnished, rent will be $1800/month. Utilities included in rental amount. Close to Occoneechee State Park and Rudd's Creek. Corner lot - downstairs unit (Unit A)

Key facts

• Full kitchen
• Furnished living
• Living area

Tags

• RENTAL OPPORTUNITY
• FURNISHED LIVING
• FULL KITCHEN
• LIVING AREA
• CORNER LOT
• OCCONEECHEE STATE PARK

🏷️ Possibly a rental listed for sale. The $2,000 price doesn't fit this home's estimated sale value (~$166,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $2k).
• Recommended offer: $2k (12.0% below list) — sets the bar for market timing.
• Cap rate 403.3% vs local median 1.5% in Clarksville — 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 73/100 on livability (#179 in VA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 176 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14 of loan paydown is wiped out by about $60 of value loss. Plan a longer hold.
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $560 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 376 days — a 12% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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.

Recommended offer $1,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% 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 A-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?
5. 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?
6. 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.
7. 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.
8. 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: 42.76% ✓
• Cap rate: 403.35%
• Cash-on-cash: 1418.05%
• DSCR: 64.10
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $166,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13575 Highway 58	0.32mi	2/1.0	976 (+8%)	5mo	$152,000	$156	67
13493 Highway 58	0.24mi	3/1.0 (+1)	864 (-4%)	17mo	$160,000	$185	63

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 75.71×
• Total profit: $41,836
• Equity at exit: $298

10-year hold

• IRR: —
• Equity multiple: 163.06×
• Total profit: $90,754
• Equity at exit: $173

Cash invested: $560 (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 23927

• Home prices YoY: -23.4%
• Active inventory: 176
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $30/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $662

Break-even live

Break-even rent $17

Max offer price $2,000

Occupancy floor 18%

Sensitivity live

Price	-10% $663	-5% $662	+0% $662	+5% $661	+10% $660
Rent	-10% $594	-5% $628	+0% $662	+5% $696	+10% $729
Rate	-1.0pp $663	-0.5pp $662	base $662	+0.5pp $661	+1.0pp $661

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: $500
• Closing costs: $60
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-17
   days on market $2,000 Active 376 DOM
2. 2026-06-16
   days on market $2,000 Active 375 DOM
3. 2026-06-15
   days on market $2,000 Active 374 DOM
4. 2026-06-14
   days on market $2,000 Active 372 DOM
5. 2026-06-13
   days on market $2,000 Active 371 DOM
6. 2026-06-10
   days on market $2,000 Active 369 DOM
7. 2026-06-09
   days on market $2,000 Active 368 DOM
8. 2026-06-08
   days on market $2,000 Active 367 DOM
9. 2026-06-07
   days on market $2,000 Active 366 DOM
10. 2026-06-05
    days on market $2,000 Active 363 DOM
11. 2026-06-03
    days on market $2,000 Active 362 DOM
12. 2026-06-02
    days on market $2,000 Active 361 DOM
13. 2026-06-01
    days on market $2,000 Active 360 DOM
14. 2026-05-31
    days on market $2,000 Active 359 DOM
15. 2026-05-31
    days on market $2,000 Active 358 DOM
16. 2025-07-17
    price $2,000 358-char remark

    Show marketing remark (358 chars)

    FURNISHED LIVING IN CLARKSVILLE NOT FAR FROM DOWNTOWN with 2 bed/1 bath with full kitchen and living area. Fully furnished. Just bring your clothes and personal items. If you prefer not to have it furnished, rent will be $1800/month. Utilities included in rental amount. Close to Occoneechee State Park and Rudd's Creek. Corner lot - downstairs unit (Unit A)

17. 2025-06-07
    listed $2,100 Active 358-char remark

    Show marketing remark (358 chars)

    FURNISHED LIVING IN CLARKSVILLE NOT FAR FROM DOWNTOWN with 2 bed/1 bath with full kitchen and living area. Fully furnished. Just bring your clothes and personal items. If you prefer not to have it furnished, rent will be $1800/month. Utilities included in rental amount. Close to Occoneechee State Park and Rudd's Creek. Corner lot - downstairs unit (Unit A)

18. 2025-05-09
    listed $2,200 Active
19. 2024-10-25
    soldstatus $312,500 Sold
20. 2024-10-25
    soldstatus $312,500 Closed
21. 2024-10-25
    soldstatus $312,500 Closed
22. 2024-10-10
    status Pending
23. 2024-10-07
    historical Active Under Contract
24. 2024-06-25
    listed $325,000 Active
25. 2024-06-25
    listed $325,000 Active
26. 2024-06-25
    listed $325,000 Active
27. 2024-05-13
    soldstatus $240,000 Closed
28. 2023-11-30
    historical Active Under Contract
29. 2023-08-30
    status Active
30. 2023-08-13
    historical
31. 2023-03-01
    listed $250,000 Active

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

Taxation est. · year 1

• Rental income: $10,262
• − Mortgage interest: −$112
• − Property taxes: −$30
• − Insurance: −$10
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$58
• Taxable income: $8,410
• Est. tax owed @ 24.0%: −$2,018
• After-tax cash flow: $5,923/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Clarksville

• Score: 73/100
• State rank: #179
• US rank: #5434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,715

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 22% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 3% Scottish 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.55%
• Current HPI: 195.4356
• 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

-99.2% since first listed

16 events — show timeline

• 2025-07-17 Price Changed $2,000 SPLLAR
• 2025-06-07 Listed $2,100 SPLLAR
• 2025-05-09 Listed $2,200 SPLLAR
• 2024-10-25 Sold (MLS) $312,500 SPLLAR
• 2024-10-25 Sold (MLS) $312,500 RVLG
• 2024-10-25 Sold (MLS) $312,500 TMLS
• 2024-10-10 Pending — RVLG
• 2024-10-07 Contingent — SPLLAR
• 2024-06-25 Listed $325,000 RVLG
• 2024-06-25 Listed $325,000 TMLS
• 2024-06-25 Listed $325,000 SPLLAR
• 2024-05-13 Sold (MLS) $240,000 SPLLAR
• 2023-11-30 Contingent — SPLLAR
• 2023-08-30 Relisted — SPLLAR
• 2023-08-13 Delisted — SPLLAR
• 2023-03-01 Listed $250,000 SPLLAR