1742 Eastham Rd · Lake Land'Or, VA 23024

$240,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 5 Days on market

Built 1997 7.24 ac lot Est $396k · 39% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• Schools +6.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

7+ acres at Lake Anna! 3 bed, 2 bath one level rancher with privacy galore. Open concept living room and kitchen, 3 spacious bedrooms, master with on suite and wood stove. Huge back deck, detached garage and storage buildings offer additional space.

Key facts

• Private acres
• Acreage
• Rural setting

Tags

• PRIVATE ACRES
• DETACHED GARAGE
• RURAL SETTING
• ACREAGE
• NEAR RECREATION
• NEAR BOATING

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Resale property; Shingle roof; A2 zoning
• Construction: Block and drywall construction with vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: At least one bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Full bath with tub and shower (first level)
• Heating & cooling: Heat pump heating (electric); Central electric air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Bedroom on main level; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $222k (7.6% below list).
• Recommended offer: $222k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.6% in Lake Land'Or — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Louisa County Public School District (rural): math 64% / reading 77% proficiency, ranked #19 of 131 in VA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 167 active listings in the ZIP; 408 units permitted in Louisa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Louisa County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $221,646 (7.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $396,288
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Oak Rd	0.42mi	3/2.0	1,162 (+1%)	17mo	$399,900	$344	64
987 Eastham Rd	0.74mi	3/2.0	1,248 (+8%)	2mo	$162,500	$130	50

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

Projected returns pro-forma

-1.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.77×
• Total profit: $-15,775
• Equity at exit: $46,718

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $11,870
• Equity at exit: $40,027

Cash invested: $67,200 (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 23024

• Home prices YoY: -0.6%
• Active inventory: 167
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $202

Break-even live

Break-even rent $1,961

Max offer price $240,000

Occupancy floor 86%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $240,000 Active 5 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $240,000 Active 4 DOM
4. 2026-06-16
   days on market $240,000 Active 3 DOM
5. 2026-06-15
   remarks 601-char remark
6. 2026-06-15
   listed $240,000 Active 2 DOM

ⓘ 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: $2,284 · $190/mo
• Projected year-2 tax: $2,284 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $26,598
• − Mortgage interest: −$13,444
• − Property taxes: −$2,284
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$6,982
• Taxable loss: −$1,567
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $2,801/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: Louisa County Public School District
• NCES district ID: 5102280
• Math proficiency: 64% ▼ -21.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $55,036
• Composite: 60.21/100
• National rank: #862
• State rank: #19 of 131 in VA

Livability — Lake Land'Or

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,770

Population outlook (Louisa County) Hauer SSP2

• Today (2025): 36,941 people
• By 2030: 37,752 · +2.2%
• By 2040: 38,605 · +4.5%
• By 2050: 38,480 · +4.2%
• By 2075: 38,011 · +2.9%
• By 2100: 34,748 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Serbian 3% Scotch-Irish 3%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 95% English-only · Russian/Polish/Slavic 3% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Louisa

• 2024 margin: Strong R (+26.2) · D 36.5% · R 62.7%
• 2008→2024 swing: -18.4pp toward R · 2008: -7.8pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+22.9 2016: R+24.6 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.99%
• Current HPI: 351.4933
• 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

+29.7% since first listed

11 events — show timeline

• 2026-06-13 Listed $240,000 CVRMLS
• 2020-04-28 Sold (Public Records) $215,900 Public Records
• 2020-04-24 Sold (MLS) $215,900 BRIGHT MLS
• 2020-04-24 Sold (MLS) $215,900 CVRMLS
• 2020-03-10 Listed $214,700 BRIGHT MLS
• 2020-03-10 Listed $214,700 CVRMLS
• 2020-03-10 Listed $214,700 CAAR
• 2017-10-23 Sold (Public Records) $185,000 Public Records
• 2017-10-20 Sold (MLS) $185,000 CVRMLS
• 2017-06-06 Listed $185,000 CAAR
• 2017-06-06 Listed $185,000 CVRMLS

Property tax history

+7.9%/yr

Latest (2024): $2,284 · +14.5% YoY. Source: county tax records.