108 West Pine St · La Crosse, VA 23950

$199,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 23 Days on market

Built 1960 0.34 ac lot

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.4/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this Charming Newly Renovated Home in the Town of La Crosse! This Corner lot home offers Classic and Effortless Curb Appeal with Newly Built porches as well as Fresh Interior and Exterior Finishes. The open Yard provides Plenty of Room for Outdoor Entertainment, Pets or Future Expansion. Located in the Town of La Crosse, residents enjoy a peaceful, small- town atmosphere while being just minutes from South Hill, Interstate 85, local shopping, dining, schools and medical facilities. Call Your Favorite Realtor to Check it Out Today!!

Key facts

• Open yard
• Newly built porches
• Corner lot

Tags

• CORNER LOT
• NEWLY BUILT PORCHES
• OPEN YARD
• OUTDOOR ENTERTAINMENT

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; DSL/Cable available
• Home design: Residential property; Residential/Vacation subtype; One story
• Construction: Built with block construction; Block foundation; Composition roof
• Exterior features: Paved road access; Has a view; No fencing

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Vinyl; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Insulated windows; Smoke detector(s); Front porch; Rear porch; Storm door(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (20.9% below list).
• Recommended offer: $157k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#263 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lacrosse Elementary (math 52% / reading 62%, grade C+, #597 of 1,108 statewide, top 57%, 360 students, 89% FRL); Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 89% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.9% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 23 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $157,364 (20.9% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.46×
• Total profit: $25,464
• Equity at exit: $99,989

10-year hold

• IRR: 9.8%
• Equity multiple: 2.63×
• Total profit: $90,759
• Equity at exit: $162,820

Cash invested: $55,720 (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 23950

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-132

Break-even live

Break-even rent $1,741

Max offer price $179,889

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-63	+0% $-132	+5% $-201	+10% $-270
Rent	-10% $-256	-5% $-194	+0% $-132	+5% $-70	+10% $-8
Rate	-1.0pp $-32	-0.5pp $-81	base $-132	+0.5pp $-184	+1.0pp $-236

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Virginia St South Hill, VA	3.0	1.0	1150	$1,595	$1.39	45d	1	0.27mi
101 Virginia St South Hill, VA	3.0	1.0	1150	$1,550	$1.35	16d	1	0.27mi
150 Carolina St Unit 321 La Crosse, VA	3.0	3.0	1250	$1,650	$1.32	45d	1	0.30mi
150 Carolina St Unit 320 La Crosse, VA	2.0	2.5	1250	$1,500	$1.20	46d	1	0.30mi

Listing history 18 events

1. 2026-06-22
   days on market $199,000 Active 23 DOM
2. 2026-06-18
   days on market $199,000 Active 20 DOM
3. 2026-06-17
   days on market $199,000 Active 19 DOM
4. 2026-06-16
   days on market $199,000 Active 18 DOM
5. 2026-06-15
   days on market $199,000 Active 17 DOM
6. 2026-06-14
   days on market $199,000 Active 15 DOM
7. 2026-06-13
   days on market $199,000 Active 14 DOM
8. 2026-06-10
   days on market $199,000 Active 12 DOM
9. 2026-06-09
   days on market $199,000 Active 11 DOM
10. 2026-06-08
    days on market $199,000 Active 10 DOM
11. 2026-06-07
    days on market $199,000 Active 9 DOM
12. 2026-06-05
    days on market $199,000 Active 6 DOM
13. 2026-06-03
    days on market $199,000 Active 5 DOM
14. 2026-06-02
    days on market $199,000 Active 4 DOM
15. 2026-06-01
    days on market $199,000 Active 3 DOM
16. 2026-05-31
    days on market $199,000 Active 2 DOM
17. 2026-05-31
    remarks 548-char remark
18. 2026-05-31
    listed $199,000 Active 1 DOM

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,884
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$5,789
• Taxable loss: −$5,054
• Est. tax savings @ 24.0%: +$1,213
• After-tax cash flow: $-372/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — La Crosse

• Score: 68/100
• State rank: #263
• US rank: #9219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Crosse, VA
• Population (ZIP): 3,732

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.92%
• Current HPI: 220.1067
• 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

1 event — show timeline

• 2026-05-29 Listed $199,000 RVLG

Property tax history

+1.7%/yr

Latest (2025): $241 · +0.0% YoY. Source: county tax records.