269, 213 Snail Creek Rd · Keysville, VA 23947

$121,000

3 bd · 2.0 ba · 672 sqft · SingleFamily · 126 Days on market

Built 1985 5.77 ac lot $180/sqft · at area comps Est $116k · at est. ↓ 7% since listing

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• ARV discount +5.6/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-producing property situated on 5.77 acres just approximately 2 miles from Route 360 for convenient access. This property features two single-wide homes, each with its own well and septic system, offering flexibility and strong rental potential. Both homes are currently rented, making this a turnkey investment opportunity for anyone looking to expand their portfolio. With acreage, privacy, and dual income streams, this property provides excellent long-term potential in a desirable rural setting with easy access to major roadway connections. The homes include one 1985 single-wide and one 2002 single-wide. There may also be potential timber value on the property, adding additional upside for investors. Whether you're looking for steady rental income, land value, or future possibilities, this property checks the boxes.

Key facts

• Rural setting
• 5.770 acres
• 5.77 acre lot

Tags

• 5.770 ACRES
• TWO SINGLE WIDE HOMES
• OWN WELL AND SEPTIC SYSTEM
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#261 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A-; Watch: crime D+, amenities F, commute F.
• Prince Edward County Public School District (town): math 25% / reading 48% proficiency, ranked #126 of 131 in VA (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 65 units permitted in Prince Edward County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Prince Edward County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $116,217
• List price: $121,000
• Delta: 4.12%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-324
• Equity at exit: $18,041

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $24,607
• Equity at exit: $10,462

Cash invested: $33,880 (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 23947

• Home prices YoY: -14.9%
• Active inventory: 32
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$635
• Tax est. 1.5%: −$151 /mo · $1,815/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $302

Break-even live

Break-even rent $1,058

Max offer price $121,000

Occupancy floor 74%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $121,000 Active 126 DOM
2. 2026-06-17
   days on market $121,000 Active 125 DOM
3. 2026-06-16
   days on market $121,000 Active 124 DOM
4. 2026-06-15
   days on market $121,000 Active 123 DOM
5. 2026-06-15
   days on market $121,000 Active 122 DOM
6. 2026-06-13
   days on market $121,000 Active 121 DOM
7. 2026-06-12
   days on market $121,000 Active 120 DOM
8. 2026-06-09
   days on market $121,000 Active 117 DOM
9. 2026-06-08
   days on market $121,000 Active 116 DOM
10. 2026-06-08
    days on market $121,000 Active 115 DOM
11. 2026-06-07
    days on market $121,000 Active 114 DOM
12. 2026-06-03
    days on market $121,000 Active 111 DOM
13. 2026-06-02
    days on market $121,000 Active 110 DOM
14. 2026-06-01
    days on market $121,000 Active 109 DOM
15. 2026-05-31
    days on market $121,000 Active 108 DOM
16. 2026-04-15
    price $121,000 833-char remark

    Show marketing remark (833 chars)

    Income-producing property situated on 5.77 acres just approximately 2 miles from Route 360 for convenient access. This property features two single-wide homes, each with its own well and septic system, offering flexibility and strong rental potential. Both homes are currently rented, making this a turnkey investment opportunity for anyone looking to expand their portfolio. With acreage, privacy, and dual income streams, this property provides excellent long-term potential in a desirable rural setting with easy access to major roadway connections. The homes include one 1985 single-wide and one 2002 single-wide. There may also be potential timber value on the property, adding additional upside for investors. Whether you're looking for steady rental income, land value, or future possibilities, this property checks the boxes.

17. 2026-03-30
    price $125,000 833-char remark

    Show marketing remark (833 chars)

    Income-producing property situated on 5.77 acres just approximately 2 miles from Route 360 for convenient access. This property features two single-wide homes, each with its own well and septic system, offering flexibility and strong rental potential. Both homes are currently rented, making this a turnkey investment opportunity for anyone looking to expand their portfolio. With acreage, privacy, and dual income streams, this property provides excellent long-term potential in a desirable rural setting with easy access to major roadway connections. The homes include one 1985 single-wide and one 2002 single-wide. There may also be potential timber value on the property, adding additional upside for investors. Whether you're looking for steady rental income, land value, or future possibilities, this property checks the boxes.

18. 2026-02-12
    listed $130,000 Active 833-char remark

    Show marketing remark (833 chars)

    Income-producing property situated on 5.77 acres just approximately 2 miles from Route 360 for convenient access. This property features two single-wide homes, each with its own well and septic system, offering flexibility and strong rental potential. Both homes are currently rented, making this a turnkey investment opportunity for anyone looking to expand their portfolio. With acreage, privacy, and dual income streams, this property provides excellent long-term potential in a desirable rural setting with easy access to major roadway connections. The homes include one 1985 single-wide and one 2002 single-wide. There may also be potential timber value on the property, adding additional upside for investors. Whether you're looking for steady rental income, land value, or future possibilities, this property checks the boxes.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 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: $17,295
• − Mortgage interest: −$6,778
• − Property taxes: −$1,815
• − Insurance: −$605
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,520
• Taxable income: $1,810
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,195/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: Prince Edward County Public School District
• NCES district ID: 5103060
• Math proficiency: 25% ▼ -37.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $39,482
• Composite: 30.49/100
• National rank: #6221
• State rank: #126 of 131 in VA

Livability — Keysville

• Score: 68/100
• State rank: #261
• US rank: #9138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,195

Population outlook (Prince Edward County) Hauer SSP2

• Today (2025): 24,387 people
• By 2030: 24,161 · -0.9%
• By 2040: 23,194 · -4.9%
• By 2050: 22,292 · -8.6%
• By 2075: 20,854 · -14.5%
• By 2100: 19,030 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Two or more races 5%
• Common ancestry: Romanian 2% Serbian 1% Scottish 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Prince Edward

• 2024 margin: Toss-up / Even · D 48.2% · R 50.7% · Other 1.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 9.9pp · 2024: -2.6pp
• All cycles: 2024: R+2.6 2020: D+5.6 2016: D+5.4 2012: D+12.8 2008: D+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.08%
• Current HPI: 171.9927
• 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

-6.9% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $121,000 SCAR
• 2026-03-30 Price Changed $125,000 SCAR
• 2026-02-12 Listed $130,000 SCAR

Property tax history

+3.8%/yr

Latest (2025): $153 · +26.1% YoY. Source: county tax records.