3331 S Constitution · Buckingham Courthouse, VA 23936

$320,000

3 bd · 2.0 ba · 1,956 sqft · SingleFamily · 152 Days on market

Built 1974 2.00 ac lot Est $368k · 13% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0

Key facts

• 2 acre lot
• Parking
• Built 1974

Property features AI

Exterior

• Parking: Driveway (unpaved)
• Utilities: Private well water; Septic tank
• Home design: Single-story home; Resale property; Metal roof
• Construction: Built with block, drywall, vinyl siding, and wood siding
• Exterior features: Front porch; Porch; Patio; Storage structure; Above-ground pool; Unpaved driveway; Level topography

Interior

• Kitchen: Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom 2 on first level (14 x 14); Bedroom 2 on first level (10 x 14); Bedroom 3 on first level (6 x 14)
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: Two full bathrooms; One bathroom on the first level with shower
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Fireplace; Paneling/wainscoting; Bedroom on main level
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (36.7% below list).
• Recommended offer: $203k (36.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#363 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Buckingham County Public School District (rural): math 36% / reading 49% proficiency, ranked #117 of 131 in VA (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 96 units permitted in Buckingham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Buckingham County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,655 (36.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $367,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2667 S Constitution Rte	0.64mi	3/2.5	2,100 (+7%)	0mo	$395,000	$188	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $153,495
• Equity at exit: $288,281

10-year hold

• IRR: 19.2%
• Equity multiple: 6.22×
• Total profit: $467,959
• Equity at exit: $621,690

Cash invested: $89,600 (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 23936

• Home prices YoY: 21.8%
• Active inventory: 63
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-324

Break-even live

Break-even rent $2,437

Max offer price $262,751

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-234	+0% $-324	+5% $-415	+10% $-505
Rent	-10% $-484	-5% $-404	+0% $-324	+5% $-244	+10% $-164
Rate	-1.0pp $-163	-0.5pp $-243	base $-324	+0.5pp $-407	+1.0pp $-491

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $320,000 Active 152 DOM
2. 2026-06-18
   days on market $320,000 Active 151 DOM
3. 2026-06-17
   days on market $320,000 Active 150 DOM
4. 2026-06-16
   days on market $320,000 Active 149 DOM
5. 2026-06-15
   days on market $320,000 Active 148 DOM
6. 2026-06-14
   days on market $320,000 Active 146 DOM
7. 2026-06-13
   pricedays on market $320,000 Active 145 DOM
8. 2026-06-10
   days on market $349,900 Active 143 DOM
9. 2026-06-09
   days on market $349,900 Active 142 DOM
10. 2026-06-08
    days on market $349,900 Active 141 DOM
11. 2026-06-07
    days on market $349,900 Active 140 DOM
12. 2026-06-05
    days on market $349,900 Active 137 DOM
13. 2026-06-03
    days on market $349,900 Active 136 DOM
14. 2026-06-02
    days on market $349,900 Active 135 DOM
15. 2026-06-01
    days on market $349,900 Active 134 DOM
16. 2026-05-31
    days on market $349,900 Active 133 DOM
17. 2026-05-30
    days on market $349,900 Active 132 DOM
18. 2026-01-17
    listed $349,900 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: $1,363 · $114/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: +$1,261/yr (+$105/mo · 92.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,319
• − Mortgage interest: −$17,925
• − Property taxes: −$1,363
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$9,309
• Taxable loss: −$9,770
• Est. tax savings @ 24.0%: +$2,345
• After-tax cash flow: $-1,544/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: Buckingham County Public School District
• NCES district ID: 5100540
• Math proficiency: 36% ▼ -38.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $40,158
• Composite: 35.58/100
• National rank: #4897
• State rank: #117 of 131 in VA

Livability — Buckingham Courthouse

• Score: 64/100
• State rank: #363
• US rank: #14483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,992

Population outlook (Buckingham County) Hauer SSP2

• Today (2025): 16,866 people
• By 2030: 16,625 · -1.4%
• By 2040: 16,108 · -4.5%
• By 2050: 15,588 · -7.6%
• By 2075: 14,125 · -16.3%
• By 2100: 11,701 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Black 40% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Buckingham

• 2024 margin: Strong R (+23.5) · D 37.8% · R 61.2% · Other 1.0%
• 2008→2024 swing: -24.4pp toward R · 2008: 0.9pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+13.2 2016: R+11.6 2012: D+2.4 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.71%
• Current HPI: 221.8804
• 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

1 event — show timeline

• 2026-01-17 Listed $349,900 CVRMLS

Property tax history

+7.1%/yr

Latest (2026): $1,363 · +36.4% YoY. Source: county tax records.