3542 Heights School Rd · Pamplin City, VA 23958

$130,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 12 Days on market

Built 1973 1.00 ac lot $135/sqft · 30% below area Est $185k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +8.2/10.0
• DSCR +4.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity on approximately 1 acre! This 2-bedroom, 1-bath home offers around 960 square feet and is currently tenant-occupied, making it a solid option for investors or buyers looking for rental income. Conveniently located just about 25 minutes from Farmville and approximately 15 minutes from Appomattox, the property provides a nice balance of rural living with access to nearby towns. Whether you're looking to expand your portfolio or purchase your first investment property, this one is worth a look. 24 hours is required for showing.

Key facts

• 1 acre lot
• Built 1973
• Listed 12 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Residential property; Approximately 1 acre lot
• Construction: Aluminum siding
• Exterior features: Composition roof

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Forced air
• Interior features: Has heating

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$185,100) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (23.1% below list).
• Recommended offer: $100k (23.1% below list) — sets the bar for 1% rule.

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+.
• 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: 42 active listings in the ZIP; 65 units permitted in Prince Edward County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($899 loan paydown + $8k appreciation (6.4% local appreciation)).
• Prince Edward County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,977 (23.1% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $185,100
• List price: $130,000
• Delta: -29.77%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.16×
• Total profit: $42,296
• Equity at exit: $85,380

10-year hold

• IRR: 16.6%
• Equity multiple: 4.36×
• Total profit: $122,375
• Equity at exit: $158,091

Cash invested: $36,400 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $22

Break-even live

Break-even rent $972

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-09
   listed $130,000 Active 548-char remark

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$681/yr (+$57/mo · 176.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $11,997
• − Mortgage interest: −$7,282
• − Property taxes: −$385
• − Insurance: −$650
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,782
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $747/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 — 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 (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: 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 · 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: ▲ 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 events — show timeline

• 2026-05-22 Pending — SCAR
• 2026-05-09 Listed $130,000 SCAR

Property tax history

+2.3%/yr

Latest (2025): $385 · +4.6% YoY. Source: county tax records.