109 Robin Ct · Chatham, VA 24531

$119,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 179 Days on market

Built 1972 0.37 ac lot $114/sqft · 9% below area Est $177k · 32% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Schools +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great starter home or investment property! This 3br/2ba home provides you gorgeous hardwood floors, updated kitchen with all appliances, designated dining room, and all 3 bedrooms on the main floor. Large updated bathroom on main level has nice walk-in shower, replacement windows throughout home, central heat & AC! Downstairs full bathroom and possible 4th bedroom, inside entry and outside walk-out to spacious covered back lanai / porch area to view the scenic wooded land behind with all its wildlife. Gravel driveway and paved carport, PLUS a very nice roomy outbuilding only 3yrs old & in outstanding condition! NEW PCSA water to the whole street!

Key facts

• Updated kitchen
• Walk-in shower
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• DESIGNATED DINING ROOM
• LARGE UPDATED BATHROOM
• WALK-IN SHOWER
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.6% in Chatham — 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 68/100 on livability (#268 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools A-; Watch: health & safety C-, amenities F, commute F.
• Pittsylvania County Public School District (rural): math 65% / reading 78% proficiency, ranked #22 of 131 in VA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 39 active listings in the ZIP; 72 units permitted in Pittsylvania County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pittsylvania County population projected at -22% 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $120k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1972 — 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. 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?
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: 1.11% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $176,544
• List price: $119,900
• Delta: -32.08%
• Verdict: UNDERPRICED
• Comps: 17 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: 1.01×
• Total profit: $408
• Equity at exit: $17,877

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $25,800
• Equity at exit: $10,367

Cash invested: $33,572 (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 24531

• Home prices YoY: -20.7%
• Active inventory: 39
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $312

Break-even live

Break-even rent $934

Max offer price $119,900

Occupancy floor 72%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   days on market $119,900 Active 179 DOM
2. 2026-06-10
   days on market $119,900 Active 177 DOM
3. 2026-06-09
   days on market $119,900 Active 176 DOM
4. 2026-06-08
   days on market $119,900 Active 175 DOM
5. 2026-06-07
   days on market $119,900 Active 174 DOM
6. 2026-06-03
   days on market $119,900 Active 170 DOM
7. 2026-06-02
   days on market $119,900 Active 169 DOM
8. 2026-06-01
   days on market $119,900 Active 168 DOM
9. 2026-05-31
   days on market $119,900 Active 167 DOM
10. 2026-05-30
    days on market $119,900 Active 166 DOM
11. 2026-02-07
    price $119,900 676-char remark

    Show marketing remark (676 chars)

    What a great starter home or investment property! This 3br/2ba home provides you gorgeous hardwood floors, updated kitchen with all appliances, designated dining room, and all 3 bedrooms on the main floor. Large updated bathroom on main level has nice walk-in shower, replacement windows throughout home, central heat & AC! Downstairs full bathroom and possible 4th bedroom, inside entry and outside walk-out to spacious covered back lanai / porch area to view the scenic wooded land behind with all its wildlife. Gravel driveway and paved carport, PLUS a very nice roomy outbuilding only 3yrs old & in outstanding condition! NEW PCSA water to the whole street!

12. 2025-12-16
    listed $125,000 Active 676-char remark

    Show marketing remark (676 chars)

    What a great starter home or investment property! This 3br/2ba home provides you gorgeous hardwood floors, updated kitchen with all appliances, designated dining room, and all 3 bedrooms on the main floor. Large updated bathroom on main level has nice walk-in shower, replacement windows throughout home, central heat & AC! Downstairs full bathroom and possible 4th bedroom, inside entry and outside walk-out to spacious covered back lanai / porch area to view the scenic wooded land behind with all its wildlife. Gravel driveway and paved carport, PLUS a very nice roomy outbuilding only 3yrs old & in outstanding condition! NEW PCSA water to the whole street!

13. 2006-02-01
    soldstatus $32,900

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$272/yr (+$23/mo · 38.2%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,950
• − Mortgage interest: −$6,716
• − Property taxes: −$711
• − Insurance: −$600
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,488
• Taxable income: $1,883
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,292/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: Pittsylvania County Public School District
• NCES district ID: 5102940
• Math proficiency: 65% ▼ -22.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $41,672
• Composite: 59.77/100
• National rank: #900
• State rank: #22 of 131 in VA

Livability — Chatham

• Score: 68/100
• State rank: #268
• US rank: #9452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,107

Population outlook (Pittsylvania County) Hauer SSP2

• Today (2025): 58,725 people
• By 2030: 56,388 · -4.0%
• By 2040: 51,088 · -13.0%
• By 2050: 45,875 · -21.9%
• By 2075: 36,555 · -37.8%
• By 2100: 28,288 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 22% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pittsylvania

• 2024 margin: Solid R (+43.1) · D 28.1% · R 71.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -24.0pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+39.8 2016: R+39.6 2012: R+27.5 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.86%
• Current HPI: 172.2543
• 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

+264.4% since first listed

3 events — show timeline

• 2026-02-07 Price Changed $119,900 DRRAR
• 2025-12-16 Listed $125,000 DRRAR
• 2006-02-01 Sold (Public Records) $32,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $711 · +66.0% YoY. Source: county tax records.