18455 Richmond Hwy · Pamplin City, VA 23958

$67,500

3 bd · 2.0 ba · 1,408 sqft · Manufactured public records · 109 Days on market

Built 1983 1.65 ac 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 +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom, 2 bathroom trailer features an addition that adds extra living space, plus a two-car garage for parking, storage, or even a workshop setup. Whether you're looking for your next flip project or a rental investment, the space, layout, and 1.65 acres of land provide possibilities to transform this property into something truly special. With vision and a little hard work, this could become a profitable investment or a place to call home!!!

Key facts

• Extra living space
• Two car garage
• 1.65 acres of land

Tags

• EXTRA LIVING SPACE
• TWO CAR GARAGE
• 1.65 ACRES OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $61k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#423 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, employment D+.
• Appomattox County Public School District (rural): math 53% / reading 69% proficiency, ranked #56 of 131 in VA (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 95 units permitted in Appomattox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($467 loan paydown + $4k appreciation (6.4% local appreciation)).
• Appomattox County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,425 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.96% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.68%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 4.28×
• Total profit: $62,066
• Equity at exit: $44,332

10-year hold

• IRR: 47.4%
• Equity multiple: 8.94×
• Total profit: $150,149
• Equity at exit: $82,086

Cash invested: $18,900 (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 23958

• Home prices YoY: 3.8%
• Active inventory: 42
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $641

Break-even live

Break-even rent $513

Max offer price $67,500

Occupancy floor 47%

Sensitivity live

Price	-10% $679	-5% $660	+0% $641	+5% $622	+10% $603
Rent	-10% $536	-5% $588	+0% $641	+5% $693	+10% $745
Rate	-1.0pp $675	-0.5pp $658	base $641	+0.5pp $623	+1.0pp $605

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   days on market $67,500 Active 109 DOM
2. 2026-06-02
   days on market $67,500 Active 108 DOM
3. 2026-06-01
   days on market $67,500 Active 107 DOM
4. 2026-05-31
   days on market $67,500 Active 106 DOM
5. 2026-05-30
   days on market $67,500 Active 105 DOM
6. 2026-03-19
   price $67,500 455-char remark

   Show marketing remark (455 chars)

   This 2 bedroom, 2 bathroom trailer features an addition that adds extra living space, plus a two-car garage for parking, storage, or even a workshop setup. Whether you're looking for your next flip project or a rental investment, the space, layout, and 1.65 acres of land provide possibilities to transform this property into something truly special. With vision and a little hard work, this could become a profitable investment or a place to call home!!!

7. 2026-02-14
   listed $72,999 Active 455-char remark

   Show marketing remark (455 chars)

   This 2 bedroom, 2 bathroom trailer features an addition that adds extra living space, plus a two-car garage for parking, storage, or even a workshop setup. Whether you're looking for your next flip project or a rental investment, the space, layout, and 1.65 acres of land provide possibilities to transform this property into something truly special. With vision and a little hard work, this could become a profitable investment or a place to call home!!!

8. 2023-11-27
   status Pending
9. 2023-11-21
   listed $66,000 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: $281 · $23/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$273/yr (+$23/mo · 97.0%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,893
• − Mortgage interest: −$3,781
• − Property taxes: −$281
• − Insurance: −$338
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,964
• Taxable income: $6,987
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $6,012/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: Appomattox County Public School District
• NCES district ID: 5100240
• Math proficiency: 53% ▼ -31.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $50,059
• Composite: 51.85/100
• National rank: #1663
• State rank: #56 of 131 in VA

Livability — Pamplin City

• Score: 61/100
• State rank: #423
• US rank: #18072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,127

Population outlook (Appomattox County) Hauer SSP2

• Today (2025): 16,213 people
• By 2030: 16,548 · +2.1%
• By 2040: 17,047 · +5.1%
• By 2050: 17,286 · +6.6%
• By 2075: 17,710 · +9.2%
• By 2100: 16,609 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 6% Slovak 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Appomattox

• 2024 margin: Solid R (+51.0) · D 24.1% · R 75.1%
• 2008→2024 swing: -21.4pp toward R · 2008: -29.6pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+46.2 2016: R+46.4 2012: R+36.4 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.44%
• Current HPI: 174.8655
• 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

+2.3% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $67,500 SCAR
• 2026-02-14 Listed $72,999 SCAR
• 2023-11-27 Pending — SCAR
• 2023-11-21 Listed $66,000 SCAR

Property tax history

+1.6%/yr

Latest (2025): $281 · +0.0% YoY. Source: county tax records.