1162 Macdonald Rd · Scottsburg, VA 24589

$47,238

3 bd · 1.5 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1980 7,405 sqft lot

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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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity. Property requires significant renovation and is being sold strictly as-is. Seller will make no repairs or remove any contents. Due to condition, property will not qualify for government financing and is best suited for cash purchasers.

Key facts

• 7,405 sq ft lot
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).

Location & tenants

• Location reads 66/100 on livability (#323 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime D+, amenities F.
• Halifax County Public School District (town): math 29% / reading 59% proficiency, ranked #116 of 131 in VA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scottsburg Elementary (math 37% / reading 62%, grade D, #742 of 1,108 statewide, top 70%, 188 students, 94% FRL); Halifax County Middle (math 27% / reading 60%, grade D, #285 of 342 statewide, top 84%, 925 students, 92% FRL); Halifax County High (math 40% / reading 69%, grade C-, #281 of 319 statewide, top 90%, 1,397 students, 90% FRL) — zoned schools average 92% FRL vs 58% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 97 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($326 loan paydown + $3k appreciation (6.1% local appreciation)).
• Halifax County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $47,238

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.13% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.06%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 4.49×
• Total profit: $46,147
• Equity at exit: $29,891

10-year hold

• IRR: 52.1%
• Equity multiple: 9.34×
• Total profit: $110,354
• Equity at exit: $54,374

Cash invested: $13,227 (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 24589

• Home prices YoY: 3.9%
• Active inventory: 17
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$248
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $508

Break-even live

Break-even rent $363

Max offer price $47,238

Occupancy floor 45%

Sensitivity live

Price	-10% $534	-5% $521	+0% $508	+5% $494	+10% $481
Rent	-10% $428	-5% $468	+0% $508	+5% $547	+10% $587
Rate	-1.0pp $531	-0.5pp $520	base $508	+0.5pp $495	+1.0pp $483

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: $11,810
• Closing costs: $1,417
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-23
   listed $47,238 Active

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$151/yr (+$13/mo · 64.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 4/10 Moderate 11% 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: $12,072
• − Mortgage interest: −$2,646
• − Property taxes: −$236
• − Insurance: −$236
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$1,374
• Taxable income: $5,648
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $4,737/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: Halifax County Public School District
• NCES district ID: 5101770
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $36,137
• Composite: 36.36/100
• National rank: #4687
• State rank: #116 of 131 in VA

Livability — Scottsburg

• Score: 66/100
• State rank: #323
• US rank: #11757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,859

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 32,892 people
• By 2030: 31,438 · -4.4%
• By 2040: 28,350 · -13.8%
• By 2050: 25,553 · -22.3%
• By 2075: 20,217 · -38.5%
• By 2100: 14,645 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 29% Two or more races 3%
• Common ancestry: Polish 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Halifax

• 2024 margin: Strong R (+21.1) · D 39.1% · R 60.2%
• 2008→2024 swing: -18.2pp toward R · 2008: -2.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+15.1 2016: R+16.6 2012: R+5.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.07%
• Current HPI: 160.1469
• 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

2 events — show timeline

• 2026-04-24 Pending — LMLS
• 2026-04-23 Listed $47,238 LMLS

Property tax history

+7.3%/yr

Latest (2025): $236 · +0.0% YoY. Source: county tax records.