62 Lochsa Trl · Bracey, VA 23919

$55,000

2 bd · 1.0 ba · 540 sqft · SingleFamily · 71 Days on market

Built 1998 4,356 sqft lot $102/sqft · at area comps Est $56k · at est. $67/mo HOA · 5% of rent

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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 +8.1/15.0
• Appreciation +5.7/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a weekend getaway?! This camper setup includes a large addition featuring a spacious family room and an additional bedroom. The camper has a separate master bedroom, additional living space, bathroom with a tub and kitchen. Nice deck on the front for entertaining. There's plenty of parking and even room for your boat in the driveway. River Ridge is a gated community that includes a golf course, swimming pool, horse shoe pit, chapel and boat ramp. Home being sold AS IS, WHERE IS!

Key facts

• Bathroom with a tub
• Plenty of parking
• Large addition

Tags

• LARGE ADDITION
• SPACIOUS FAMILY ROOM
• SEPARATE MASTER BEDROOM
• ADDITIONAL LIVING SPACE
• BATHROOM WITH A TUB
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 2.5% in Bracey — 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 61/100 on livability (#421 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: schools F, amenities F, commute 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: 110 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $781 appreciation (1.4% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.68% ✓
• Cap rate: 21.94%
• Cash-on-cash: 55.89%
• DSCR: 3.49
• GRM: 3.1

CMA / ARV

• ARV (median comp): $55,718
• List price: $55,000
• Delta: -1.29%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Iowa Trl	0.40mi	2/1.0	552 (+2%)	6mo	$50,000	$91	72
76 Lumber Trl	0.10mi	1/1.0 (-1)	600 (+11%)	13mo	$55,000	$92	61
289 Deer Dr	0.74mi	1/1.0 (-1)	563 (+4%)	11mo	$145,000	$258	44

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 4.11×
• Total profit: $47,913
• Equity at exit: $19,990

10-year hold

• IRR: 60.1%
• Equity multiple: 8.31×
• Total profit: $112,557
• Equity at exit: $27,529

Cash invested: $15,400 (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 23919

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$67
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $717

Break-even live

Break-even rent $566

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $755	-5% $736	+0% $717	+5% $698	+10% $679
Rent	-10% $601	-5% $659	+0% $717	+5% $775	+10% $834
Rate	-1.0pp $745	-0.5pp $731	base $717	+0.5pp $703	+1.0pp $688

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: poolsecurity

Listing history 21 events

1. 2026-06-18
   days on market $55,000 Active 71 DOM
2. 2026-06-17
   days on market $55,000 Active 70 DOM
3. 2026-06-16
   days on market $55,000 Active 69 DOM
4. 2026-06-15
   days on market $55,000 Active 68 DOM
5. 2026-06-14
   days on market $55,000 Active 66 DOM
6. 2026-06-13
   days on market $55,000 Active 65 DOM
7. 2026-06-10
   days on market $55,000 Active 63 DOM
8. 2026-06-09
   days on market $55,000 Active 62 DOM
9. 2026-06-08
   days on market $55,000 Active 61 DOM
10. 2026-06-07
    days on market $55,000 Active 60 DOM
11. 2026-06-05
    days on market $55,000 Active 57 DOM
12. 2026-06-03
    days on market $55,000 Active 56 DOM
13. 2026-06-02
    days on market $55,000 Active 55 DOM
14. 2026-06-01
    days on market $55,000 Active 54 DOM
15. 2026-05-31
    days on market $55,000 Active 53 DOM
16. 2026-05-31
    days on market $55,000 Active 52 DOM
17. 2026-04-09
    listed $55,000 Active 496-char remark

    Show marketing remark (496 chars)

    Looking for a weekend getaway?! This camper setup includes a large addition featuring a spacious family room and an additional bedroom. The camper has a separate master bedroom, additional living space, bathroom with a tub and kitchen. Nice deck on the front for entertaining. There's plenty of parking and even room for your boat in the driveway. River Ridge is a gated community that includes a golf course, swimming pool, horse shoe pit, chapel and boat ramp. Home being sold AS IS, WHERE IS!

18. 2021-08-19
    soldstatus $48,000 856-char remark

    Show marketing remark (856 chars)

    Looking for a weekend getaway? This already furnished camper setup includes a large addition featuring a spacious family room with Vaulted ceilings & an additional bedroom, big enough to add bunkbeds to the already in place double! The camper has a separate master bedroom, additional living space, bathroom with a tub and kitchen with TONS of cabinet space. The backyard offers shade from the afternoon sun perfect for a Fire Pit and the yard is spacious enough to add a sitting area or swing set for the kids! Nice deck on the front for entertaining, ramp into the back door and small storage shed. There's plenty of parking and even room for your boat in the driveway! River Ridge is a gated community that includes, Golf Course, Olympic sized swimming pool, horse shoe pit, Chapel, southern hospitality and a LOT of fun for the whole family. ..

19. 2021-08-17
    soldstatus $48,000
20. 2021-06-16
    listed $49,500 856-char remark

    Show marketing remark (856 chars)

    Looking for a weekend getaway? This already furnished camper setup includes a large addition featuring a spacious family room with Vaulted ceilings & an additional bedroom, big enough to add bunkbeds to the already in place double! The camper has a separate master bedroom, additional living space, bathroom with a tub and kitchen with TONS of cabinet space. The backyard offers shade from the afternoon sun perfect for a Fire Pit and the yard is spacious enough to add a sitting area or swing set for the kids! Nice deck on the front for entertaining, ramp into the back door and small storage shed. There's plenty of parking and even room for your boat in the driveway! River Ridge is a gated community that includes, Golf Course, Olympic sized swimming pool, horse shoe pit, Chapel, southern hospitality and a LOT of fun for the whole family. ..

21. 1997-10-24
    soldstatus $5,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,686
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − HOA: −$804
• − Depreciation: −$1,600
• Taxable income: $8,271
• Est. tax owed @ 24.0%: −$1,985
• After-tax cash flow: $6,622/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 — Bracey

• Score: 61/100
• State rank: #421
• US rank: #18014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bracey, VA
• City population: 2,096
• Population (ZIP): 2,096

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 (86%)
• Race & ethnicity: White 86% Black 10% Two or more races 3%
• Common ancestry: Russian 5% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▲ 1.42%
• Current HPI: 204.6074
• 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

+1000.0% since first listed

5 events — show timeline

• 2026-04-09 Listed $55,000 RVLG
• 2021-08-19 Sold (MLS) $48,000 RVLG
• 2021-08-17 Sold (Public Records) $48,000 Public Records
• 2021-06-16 Listed $49,500 RVLG
• 1997-10-24 Sold (Public Records) $5,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $33 · +0.0% YoY. Source: county tax records.