412 Park Ave · Emporia, VA 23847

$105,000

3 bd · 2.0 ba · 2,578 sqft · SingleFamily public records · 128 Days on market

Built 1940 9,583 sqft lot $41/sqft · 55% below area

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

Key facts

• Near schools
• Practical floor plan
• Near restaurants

Tags

• PRACTICAL FLOOR PLAN
• NEAR LOCAL SHOPS
• NEAR RESTAURANTS
• NEAR SCHOOLS
• NEAR MAJOR HIGHWAYS
• UPDATED FLIP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.4% in Emporia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#370 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools C-, crime F, amenities F.
• Market conditions: 37 active listings in the ZIP; 5 units permitted in Emporia city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Emporia County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (median comp): $232,463
• List price: $105,000
• Delta: -54.83%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Lee St	0.18mi	4/2.5 (+1)	2,316 (-10%)	18mo	$215,000	$93	52
514 Southampton St	0.14mi	4/2.5 (+1)	2,961 (+15%)	19mo	$250,000	$84	46
126 West End Blvd	0.56mi	4/3.5 (+1)	2,828 (+10%)	17mo	$215,000	$76	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,988
• Equity at exit: $15,656

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $32,622
• Equity at exit: $9,078

Cash invested: $29,400 (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 23847

• Home prices YoY: -22.8%
• Active inventory: 37
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $346

Break-even live

Break-even rent $838

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $405	-5% $375	+0% $346	+5% $316	+10% $286
Rent	-10% $245	-5% $295	+0% $346	+5% $396	+10% $447
Rate	-1.0pp $399	-0.5pp $372	base $346	+0.5pp $319	+1.0pp $291

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $105,000 Active 128 DOM
2. 2026-06-21
   days on market $105,000 Active 127 DOM
3. 2026-06-18
   days on market $105,000 Active 125 DOM
4. 2026-06-17
   days on market $105,000 Active 124 DOM
5. 2026-06-17
   status $105,000 Active 123 DOM
6. 2026-05-15
   price $105,000 758-char remark

   Show marketing remark (758 chars)

   This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

7. 2026-04-10
   price $110,000 758-char remark

   Show marketing remark (758 chars)

   This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

8. 2026-03-27
   status Active 758-char remark

   Show marketing remark (758 chars)

   This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

9. 2026-03-23
   status Under Contract 758-char remark

   Show marketing remark (758 chars)

   This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

10. 2026-03-16
    price $115,000 758-char remark

    Show marketing remark (758 chars)

    This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

11. 2026-03-03
    price $120,000 758-char remark

    Show marketing remark (758 chars)

    This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

12. 2026-01-21
    listed $125,000 Active 758-char remark

    Show marketing remark (758 chars)

    This centrally located 5 bedroom, 2 bathroom in the heart of Emporia present as a strong opportunity for investors seeking a value. The home features a practical floor plan with spacious living and dining area. Located near local shops, restaurant, schools and major highways. Ideal for investors looking to customize and maximize returns. investors special hard money only. Strong flip opportunity because home prices in Emporia are affordable while move-in-ready homes are limited. Which help renovated properties stand out and sell faster. An updated flip can attract buyers without heavy competition. Because purchase prices and renovation cost are typically lower than in larger cities, there is good potential. Don't miss this great opportunity!

13. 2025-12-10
    historical
14. 2025-11-19
    price $118,500
15. 2025-07-23
    listed $125,000 Active
16. 2025-04-30
    historical
17. 2025-04-10
    price $123,500
18. 2025-03-03
    status Active
19. 2025-02-26
    status Under Contract
20. 2025-02-19
    price $125,500
21. 2025-01-16
    price $127,900
22. 2024-10-14
    price $129,900
23. 2024-09-30
    listed $140,000 Active
24. 2024-06-11
    soldstatus $115,000 Closed
25. 2024-04-18
    status Pending
26. 2024-04-04
    status Under Contract
27. 2024-03-12
    price $127,500
28. 2024-03-01
    listed $130,000 Active
29. 2024-02-09
    status Active
30. 2023-12-04
    status Under Contract
31. 2023-11-02
    listed $130,000 Active
32. 2022-06-15
    soldstatus $92,500
33. 2022-04-19
    listed $79,000

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$45/yr (+$4/mo · 5.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $15,314
• − Mortgage interest: −$5,882
• − Property taxes: −$816
• − Insurance: −$525
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,055
• Taxable income: $2,586
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,529/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)

No district data.

Livability — Emporia

• Score: 64/100
• State rank: #370
• US rank: #14846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emporia, VA
• Population (ZIP): 13,346

Population outlook (Emporia County) Hauer SSP2

• Today (2025): 5,078 people
• By 2030: 4,892 · -3.7%
• By 2040: 4,580 · -9.8%
• By 2050: 4,335 · -14.6%
• By 2075: 3,899 · -23.2%
• By 2100: 3,646 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Emporia

• 2024 margin: Solid D (+31.0) · D 65.2% · R 34.2%
• 2008→2024 swing: +0.2pp no change · 2008: 30.8pp · 2024: 31.0pp
• All cycles: 2024: D+31.0 2020: D+36.0 2016: D+31.2 2012: D+33.7 2008: D+30.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.80%
• Current HPI: 165.052
• 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

+32.9% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $105,000 REINMLS
• 2026-04-10 Price Changed $110,000 REINMLS
• 2026-03-27 Relisted — REINMLS
• 2026-03-23 Pending — REINMLS
• 2026-03-16 Price Changed $115,000 REINMLS
• 2026-03-03 Price Changed $120,000 REINMLS
• 2026-01-21 Listed $125,000 REINMLS
• 2025-12-10 Listing Removed — REINMLS
• 2025-11-19 Price Changed $118,500 REINMLS
• 2025-07-23 Listed $125,000 REINMLS
• 2025-04-30 Listing Removed — REINMLS
• 2025-04-10 Price Changed $123,500 REINMLS
• 2025-03-03 Relisted — REINMLS
• 2025-02-26 Pending — REINMLS
• 2025-02-19 Price Changed $125,500 REINMLS
• 2025-01-16 Price Changed $127,900 REINMLS
• 2024-10-14 Price Changed $129,900 REINMLS
• 2024-09-30 Listed $140,000 REINMLS
• 2024-06-11 Sold (MLS) $115,000 RVLG
• 2024-04-18 Pending — RVLG
• 2024-04-04 Pending — REINMLS
• 2024-03-12 Price Changed $127,500 REINMLS
• 2024-03-01 Listed $130,000 RVLG
• 2024-02-09 Relisted — REINMLS
• 2023-12-04 Pending — REINMLS
• 2023-11-02 Listed $130,000 REINMLS
• 2022-06-15 Sold (MLS) $92,500 RVLG
• 2022-04-19 Listed $79,000 RVLG

Property tax history

+1.5%/yr

Latest (2025): $816 · +0.0% YoY. Source: county tax records.