397 Epsons Rd · Brookneal, VA 24569

$239,900

2 bd · 2.5 ba · 2,366 sqft · SingleFamily public records · 19 Days on market

Built 1960 0.68 ac lot $101/sqft · 11% below area Est $305k · 21% 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 +15.0/15.0
• Appreciation +5.3/10.0
• Schools +5.2/10.0
• Cash flow +5.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome home to this well-kept 3 bedroom, 3 bath brick ranch situated on 0.68 acres, just 5 minutes from Long Island River boat ramp. Home features include: 1 full bath is handicap-equipped plus a main level laundry, newer metal roof, heatpump, updated insulated windows, mix of hardwood flooring & carpet, den with gas log fireplace, large lower-level bedroom & a full bath & further room for expansion, spacious sunroom perfect for family gatherings out of the bugs, small cozy covered front porch perfect for morning coffee, nice patio for grilling or evening relaxation, detached workshop plus a 2 car-garage for projects and storage, plus a lean-to for tractor/equipment stora

Key facts

• Main level laundry
• Newer metal roof
• 0.68 acre lot

Tags

• HANDICAP-EQUIPPED BATH
• MAIN LEVEL LAUNDRY
• NEWER METAL ROOF
• UPDATED INSULATED WINDOWS
• MIX OF HARDWOOD FLOORING
• DEN WITH GAS LOG FIREPLACE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Carport with 2 spaces; Circular driveway
• Utilities: Well water; Septic tank; Cable available
• Home design: Single family residence; One-story layout
• Construction: Brick and vinyl siding exterior
• Exterior features: Garden; Screened patio/porch and porch; Storm doors; Metal roof; Storage and workshop outbuildings

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Heat pump
• Interior features: Storm windows; One gas-log fireplace located in the den; Finished full walk-out basement
• Laundry & utility: Main level laundry room; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (40.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (54.8% below list).
• Recommended offer: $108k (54.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#248 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brookneal Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 411 students, 74% FRL); William Campbell High (math 45% / reading 61%, grade C-, #291 of 319 statewide, top 92%, 397 students, 70% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

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 $108,450 (54.8% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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?
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: 0.45% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.88%
• DSCR: 0.56
• GRM: 18.4

CMA / ARV

• ARV (median comp): $304,512
• List price: $239,900
• Delta: -21.22%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.48×
• Total profit: $-34,947
• Equity at exit: $77,547

10-year hold

• IRR: -4.6%
• Equity multiple: 0.46×
• Total profit: $-36,231
• Equity at exit: $99,769

Cash invested: $67,172 (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 24569

• Home prices YoY: 0.5%
• Active inventory: 6
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-553

Break-even live

Break-even rent $1,784

Max offer price $142,247

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-485	+0% $-553	+5% $-621	+10% $-689
Rent	-10% $-638	-5% $-596	+0% $-553	+5% $-510	+10% $-467
Rate	-1.0pp $-432	-0.5pp $-492	base $-553	+0.5pp $-615	+1.0pp $-678

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-05
   statusdays on market $239,900 Pending 19 DOM
2. 2026-06-02
   days on market $239,900 Active 18 DOM
3. 2026-06-01
   days on market $239,900 Active 17 DOM
4. 2026-05-31
   days on market $239,900 Active 16 DOM
5. 2026-05-30
   days on market $239,900 Active 15 DOM
6. 2026-05-14
   listed $239,900 Active 884-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: $618 · $52/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$1,349/yr (+$112/mo · 218.2%)

ⓘ 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 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,014
• − Mortgage interest: −$13,438
• − Property taxes: −$618
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$6,979
• Taxable loss: −$11,303
• Est. tax savings @ 24.0%: +$2,713
• After-tax cash flow: $-3,921/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Brookneal

• Score: 69/100
• State rank: #248
• US rank: #8283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,025

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 4%
• Common ancestry: Subsaharan African 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.65%
• Current HPI: 139.388
• 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

• 2026-06-03 Pending — LMLS
• 2026-05-14 Listed $239,900 LMLS

Property tax history

+0.3%/yr

Latest (2025): $618 · +0.0% YoY. Source: county tax records.