1208 West Store Rd · Halifax, VA 24558

$169,900

3 bd · 2.5 ba · 1,568 sqft · SingleFamily public records · 60 Days on market

Built 1993 0.50 ac lot $108/sqft · 59% below area

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your second chance! Back on the market at no fault of the seller and is ready for its next owner! Welcome home to this beautifully updated 3-bedroom, 2 and half-bath fully refreshed & move in ready home. Recent updates include new siding & windows, new Deck, new flooring, new cabinets, new countertops, new stainless steel appliances, tile shower and fresh paint. The fresh interior and exterior updates make this home truly move-in ready. This home has a spacious layout, offering comfort & easy living in a peaceful setting with quick access to shopping and local amenities. Don't miss this opportunity to own a peaceful slice of Halifax living!

Key facts

• New siding
• New flooring
• New cabinets

Tags

• NEW SIDING
• NEW WINDOWS
• NEW DECK
• NEW FLOORING
• NEW CABINETS
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (13.8% below list).
• Recommended offer: $146k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#205 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Halifax County Public School District (town): math 29% / reading 59% proficiency, ranked #116 of 131 in VA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 97 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Halifax County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $146,423 (13.8% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (median comp): $415,989
• List price: $169,900
• Delta: -59.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 West Store Rd	0.40mi	3/2.0	1,716 (+9%)	11mo	$275,000	$160	55

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-17,269
• Equity at exit: $25,333

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,070
• Equity at exit: $14,690

Cash invested: $47,572 (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 24558

• Home prices YoY: -7.3%
• Active inventory: 38
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $163

Break-even live

Break-even rent $1,259

Max offer price $169,900

Occupancy floor 84%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $169,900 Active 60 DOM
2. 2026-06-17
   days on market $169,900 Active 59 DOM
3. 2026-06-17
   price $169,900 Active 58 DOM
4. 2026-06-16
   days on market $179,900 Active 58 DOM
5. 2026-06-15
   days on market $179,900 Active 57 DOM
6. 2026-06-15
   days on market $179,900 Active 56 DOM
7. 2026-06-13
   days on market $179,900 Active 55 DOM
8. 2026-06-12
   days on market $179,900 Active 54 DOM
9. 2026-06-09
   days on market $179,900 Active 51 DOM
10. 2026-06-08
    days on market $179,900 Active 50 DOM
11. 2026-06-08
    days on market $179,900 Active 49 DOM
12. 2026-06-07
    days on market $179,900 Active 48 DOM
13. 2026-06-03
    days on market $179,900 Active 45 DOM
14. 2026-06-02
    days on market $179,900 Active 44 DOM
15. 2026-06-01
    days on market $179,900 Active 43 DOM
16. 2026-05-31
    days on market $179,900 Active 42 DOM
17. 2026-05-06
    price $188,900 677-char remark

    Show marketing remark (677 chars)

    Don't miss your second chance! Back on the market at no fault of the seller and is ready for its next owner! Welcome home to this beautifully updated 3-bedroom, 2 and half-bath fully refreshed & move in ready home. Recent updates include new siding & windows, new Deck, new flooring, new cabinets, new countertops, new stainless steel appliances, tile shower and fresh paint. The fresh interior and exterior updates make this home truly move-in ready. This home has a spacious layout, offering comfort & easy living in a peaceful setting with quick access to shopping and local amenities. Don't miss this opportunity to own a peaceful slice of Halifax living!

18. 2026-05-01
    status Active 677-char remark

    Show marketing remark (677 chars)

    Don't miss your second chance! Back on the market at no fault of the seller and is ready for its next owner! Welcome home to this beautifully updated 3-bedroom, 2 and half-bath fully refreshed & move in ready home. Recent updates include new siding & windows, new Deck, new flooring, new cabinets, new countertops, new stainless steel appliances, tile shower and fresh paint. The fresh interior and exterior updates make this home truly move-in ready. This home has a spacious layout, offering comfort & easy living in a peaceful setting with quick access to shopping and local amenities. Don't miss this opportunity to own a peaceful slice of Halifax living!

19. 2026-04-21
    status Pending 677-char remark

    Show marketing remark (677 chars)

    Don't miss your second chance! Back on the market at no fault of the seller and is ready for its next owner! Welcome home to this beautifully updated 3-bedroom, 2 and half-bath fully refreshed & move in ready home. Recent updates include new siding & windows, new Deck, new flooring, new cabinets, new countertops, new stainless steel appliances, tile shower and fresh paint. The fresh interior and exterior updates make this home truly move-in ready. This home has a spacious layout, offering comfort & easy living in a peaceful setting with quick access to shopping and local amenities. Don't miss this opportunity to own a peaceful slice of Halifax living!

20. 2026-04-09
    listed $189,900 Active 677-char remark

    Show marketing remark (677 chars)

    Don't miss your second chance! Back on the market at no fault of the seller and is ready for its next owner! Welcome home to this beautifully updated 3-bedroom, 2 and half-bath fully refreshed & move in ready home. Recent updates include new siding & windows, new Deck, new flooring, new cabinets, new countertops, new stainless steel appliances, tile shower and fresh paint. The fresh interior and exterior updates make this home truly move-in ready. This home has a spacious layout, offering comfort & easy living in a peaceful setting with quick access to shopping and local amenities. Don't miss this opportunity to own a peaceful slice of Halifax living!

21. 2022-04-15
    soldstatus $685,000

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$1,004/yr (+$84/mo · 257.6%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $17,571
• − Mortgage interest: −$9,517
• − Property taxes: −$390
• − Insurance: −$850
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,943
• Taxable loss: −$939
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,176/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: Halifax County Public School District
• NCES district ID: 5101770
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $36,137
• Composite: 36.36/100
• National rank: #4687
• State rank: #116 of 131 in VA

Livability — Halifax

• Score: 72/100
• State rank: #205
• US rank: #6363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,044

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 32,892 people
• By 2030: 31,438 · -4.4%
• By 2040: 28,350 · -13.8%
• By 2050: 25,553 · -22.3%
• By 2075: 20,217 · -38.5%
• By 2100: 14,645 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Halifax

• 2024 margin: Strong R (+21.1) · D 39.1% · R 60.2%
• 2008→2024 swing: -18.2pp toward R · 2008: -2.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+15.1 2016: R+16.6 2012: R+5.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.54%
• Current HPI: 198.1694
• 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

-72.4% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $188,900 LMLS
• 2026-05-01 Relisted — LMLS
• 2026-04-21 Pending — LMLS
• 2026-04-09 Listed $189,900 LMLS
• 2022-04-15 Sold (Public Records) $685,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $390 · +0.0% YoY. Source: county tax records.