1011 Chestnut Creek Rd · Mountain Road, VA 24558

$125,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 30 Days on market

Built 1998 1.04 ac lot

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Opportunity in Halifax county! Situated on just over an Acre of land is this 3-bedroom (plus bonus room that could be 4th bedroom), 2-bathroom home is your chance to build instant value and make it truly your own. With 1,344 square feet of living space and good bones throughout, priced to reflect the opportunity, this property is ideal for the handy buyer, investor, or anyone willing to put in a little work to unlock real value. Conveniently located just minutes from the town of Halifax and a short drive to South Boston for shopping, dining, and everyday necessities.

Key facts

• 1.04 acre lot
• Built 1998
• Listed 30 days

Property features AI

Exterior

• Parking: Open parking on a gravel surface; No garage
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank sewer
• Home design: Residential mobile home (double wide); Single-story (above grade living area 1,344); Zoning: A1
• Construction: Vinyl siding; Composition roof; Combination foundation; Built as mobile home (double wide)
• Exterior features: Deck; Has a view; Smoke detectors

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: Ceiling fans; High-speed internet access; Walk-in closets; Living room fireplace
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#494 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; 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: Sinai Elementary (math 22% / reading 47%, grade F, #966 of 1,108 statewide, top 89%, 220 students, 93% 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 91% FRL vs 58% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Halifax County population projected at -22% 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

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 $123,125 (1.5% below list)

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 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?
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: 1.12% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,034
• Equity at exit: $18,638

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $32,477
• Equity at exit: $10,808

Cash invested: $35,000 (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 24558

• Home prices YoY: -7.3%
• Active inventory: 37
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $367

Break-even live

Break-even rent $936

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $437	-5% $402	+0% $367	+5% $331	+10% $296
Rent	-10% $256	-5% $311	+0% $367	+5% $422	+10% $477
Rate	-1.0pp $429	-0.5pp $398	base $367	+0.5pp $334	+1.0pp $301

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 Mountain Rd Halifax, VA	2.0	1.0	880	$1,400	$1.59	44d	1	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 30 DOM
2. 2026-06-18
   days on market $125,000 Active 28 DOM
3. 2026-06-17
   days on market $125,000 Active 27 DOM
4. 2026-06-16
   days on market $125,000 Active 26 DOM
5. 2026-06-15
   days on market $125,000 Active 25 DOM
6. 2026-06-15
   days on market $125,000 Active 24 DOM
7. 2026-06-13
   days on market $125,000 Active 23 DOM
8. 2026-06-12
   days on market $125,000 Active 22 DOM
9. 2026-06-09
   days on market $125,000 Active 19 DOM
10. 2026-06-08
    days on market $125,000 Active 18 DOM
11. 2026-06-08
    days on market $125,000 Active 17 DOM
12. 2026-06-07
    days on market $125,000 Active 16 DOM
13. 2026-06-03
    days on market $125,000 Active 13 DOM
14. 2026-06-02
    days on market $125,000 Active 12 DOM
15. 2026-06-01
    days on market $125,000 Active 11 DOM
16. 2026-05-31
    days on market $125,000 Active 10 DOM
17. 2026-05-22
    listed $125,000 Active
18. 2020-02-18
    soldstatus $225,198
19. 2010-04-16
    soldstatus $35,000
20. 2009-05-06
    soldstatus $45,200
21. 2004-11-18
    soldstatus $69,000

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$643/yr (+$54/mo · 168.0%)

ⓘ 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 12% 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: $16,800
• − Mortgage interest: −$7,002
• − Property taxes: −$382
• − Insurance: −$625
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,636
• Taxable income: $2,466
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,806/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 — Mountain Road

• Score: 57/100
• State rank: #494
• US rank: #21885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,044

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: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 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: ▼ -15.54%
• Current HPI: 198.1694
• 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

+81.2% since first listed

5 events — show timeline

• 2026-05-22 Listed $125,000 SPLLAR
• 2020-02-18 Sold (Public Records) $225,198 Public Records
• 2010-04-16 Sold (Public Records) $35,000 Public Records
• 2009-05-06 Sold (Public Records) $45,200 Public Records
• 2004-11-18 Sold (Public Records) $69,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $382 · +0.0% YoY. Source: county tax records.