142 Beechwood Dr · Bracey, VA 23919

$175,000

3 bd · 2.0 ba · 960 sqft · SingleFamily · 9 Days on market

Built 2014 0.53 ac lot Est $138k · 27% over $10/mo HOA · 1% of rent

---

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).

• Cash flow +20.0/30.0
• DSCR +6.3/10.0
• Appreciation +5.7/10.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Discover the perfect blend of comfort and Lake Gaston living in this beautifully maintained 3-bedroom, 2-bath home located in the desirable Tanglewood Shores community. Built in 2014 and situated on a generous 0.53-acre lot, this move-in ready property offers modern conveniences in a relaxed, resort-style setting. The inviting floor plan provides comfortable living spaces for everyday life or weekend getaways, while the spacious yard offers room for outdoor entertaining, gardening, or simply enjoying the peaceful surroundings. As a resident of Tanglewood Shores, you'll enjoy access to an array of community amenities, including a 9-hole golf course, swimming pool, clubhouse, private Lake Gas

Key facts

• Clubhouse
• Outdoor entertaining
• Community amenities

Tags

• 0.53-ACRE LOT
• OUTDOOR ENTERTAINING
• COMMUNITY AMENITIES
• 9-HOLE GOLF COURSE
• SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Zoning: R2; Subdivision: Tanglewood Shores
• Financial info: Information not specified
• HOA & community: Homeowners association with an annual fee of $125 (about $10.42/month)

Exterior

• Parking: Has garage; Has carport
• Security: Information not specified
• Utilities: Septic tank
• Home design: Residential mobile home (single wide)
• Construction: Aluminum siding; Vinyl siding; Block construction; Composition roof; Other foundation; Built area above grade: 960 square feet
• Exterior features: Deck; Lake privileges; Private in-ground pool; Storage structure; Has view

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Information not specified
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fan(s); High-speed internet; Walk-in closet(s); 7 total rooms; No basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.8% vs local median 2.5% in Bracey — 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 61/100 on livability (#421 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: amenities F, commute F, health & safety D-.
• 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: South Hill Elementary (math 63% / reading 72%, grade B+, #372 of 1,108 statewide, top 34%, 733 students, 88% FRL); Mecklenburg County Middle (874 students, 88% FRL); Mecklenburg County High (1,163 students, 88% FRL) — zoned schools average 88% FRL vs 54% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.4% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

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 $175,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Locust Dr	0.29mi	2/2.0 (-1)	924 (-4%)	1mo	$75,000	$81	75
337 Longwood Dr	0.37mi	3/2.0	1,056 (+10%)	0mo	$191,000	$181	66
408 Longwood Dr	0.30mi	2/2.0 (-1)	1,040 (+8%)	1mo	$150,000	$144	66
50 Laurel Ct	0.06mi	2/2.0 (-1)	840 (-12%)	7mo	$118,500	$141	66
299 Hawthorne Dr	0.33mi	3/2.0	1,080 (+12%)	12mo	$159,000	$147	54

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.42×
• Total profit: $20,642
• Equity at exit: $63,603

10-year hold

• IRR: 11.8%
• Equity multiple: 2.49×
• Total profit: $73,171
• Equity at exit: $87,593

Cash invested: $49,000 (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 23919

• Home prices YoY: 0.7%
• Active inventory: 110
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$10
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $215

Break-even live

Break-even rent $1,544

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gaspool

Listing history 8 events

1. 2026-06-18
   days on market $175,000 Active 9 DOM
2. 2026-06-17
   days on market $175,000 Active 8 DOM
3. 2026-06-16
   days on market $175,000 Active 7 DOM
4. 2026-06-15
   days on market $175,000 Active 6 DOM
5. 2026-06-14
   days on market $175,000 Active 4 DOM
6. 2026-06-13
   days on market $175,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $175,000 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 3/10 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: $21,791
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$120
• − Depreciation: −$5,091
• Taxable loss: −$209
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $2,633/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 — Bracey

• Score: 61/100
• State rank: #421
• US rank: #18014

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,096
• Population (ZIP): 2,096

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Two or more races 3%
• Common ancestry: Russian 5% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

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: ▲ 1.42%
• Current HPI: 204.6074
• 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

+775.0% since first listed

3 events — show timeline

• 2026-06-09 Listed $175,000 SPLLAR
• 2008-07-01 Sold (Public Records) $30,000 Public Records
• 2007-03-07 Sold (Public Records) $20,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $89 · +0.0% YoY. Source: county tax records.