1061 Woodedge Ln · Nathalie, VA 24577

$44,500

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 16 Days on market

Built 2006 4.91 ac lot ↓ 60% since listing

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on 4.91 acres in Nathalie, VA! Located at 1061 Woodedge Lane, this 2006 manufactured home offers 2 bedrooms, 2 full baths, and approximately 1,120 square feet of living space, providing a great canvas for investors, flippers, or buyers looking for a project property with land. The home sits on a private, rural setting with plenty of room to expand, garden, or enjoy the outdoors. Property is being sold strictly AS IS, without any representations or warranties of any kind, and is subject to court approval. Buyer will be responsible for obtaining possession and/or occupancy of the property after closing. Any personal property remaining on site at the time of possession will

Key facts

• 4.91 acre lot
• Built 2006
• Listed 16 days

Property features AI

Exterior

• Parking: Open parking; No garage; Gravel parking surface
• Utilities: Private well for water; Septic tank for sewer
• Home design: Mobile home (double wide); Residential property
• Construction: Constructed with other/unspecified materials; Basement: none (crawl space present)
• Exterior features: Composition roof; No patio or porch listed; Property has a view; Approximately 4.91-acre lot; Zoned A-1

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Total of 3 rooms; No built-in appliances listed; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $44k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#551 in VA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A; Watch: health & safety C-, amenities F, commute 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: Sydnor Jennings Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 192 students, 92% 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: 42 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 ($308 loan paydown + $3k appreciation (6.6% 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 (6.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $44k implies a 197% gain — meaningful room to come down on a strong offer.

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 $43,832 (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 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?
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.41%
• DSCR: 3.11
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.2%
• Equity multiple: 4.68×
• Total profit: $45,833
• Equity at exit: $29,708

10-year hold

• IRR: 53.5%
• Equity multiple: 9.82×
• Total profit: $109,899
• Equity at exit: $55,437

Cash invested: $12,460 (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 24577

• Home prices YoY: 3.3%
• Active inventory: 42
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$233
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $492

Break-even live

Break-even rent $362

Max offer price $44,500

Occupancy floor 45%

Sensitivity live

Price	-10% $517	-5% $505	+0% $492	+5% $480	+10% $467
Rent	-10% $414	-5% $453	+0% $492	+5% $531	+10% $570
Rate	-1.0pp $515	-0.5pp $504	base $492	+0.5pp $481	+1.0pp $469

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   historical Active Under Contract 1010-char remark
2. 2026-05-06
   listed $44,500 Active 1010-char remark
3. 2006-03-17
   soldstatus $15,000
4. 1997-07-17
   soldstatus $111,000

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $409 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,822
• − Mortgage interest: −$2,493
• − Property taxes: −$409
• − Insurance: −$222
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,295
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,585/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 — Nathalie

• Score: 49/100
• State rank: #551
• US rank: #25884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,701

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 (60%)
• Race & ethnicity: White 60% Black 37% Two or more races 3%
• Common ancestry: Polish 6% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 87% English-only · German/W. Germanic 12% 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: ▲ 6.61%
• Current HPI: 208.5645
• 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

-59.9% since first listed

5 events — show timeline

• 2026-05-22 Pending — SPLLAR
• 2026-05-13 Contingent — SPLLAR
• 2026-05-06 Listed $44,500 SPLLAR
• 2006-03-17 Sold (Public Records) $15,000 Public Records
• 1997-07-17 Sold (Public Records) $111,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $409 · +0.0% YoY. Source: county tax records.