179 Rocky Mount Rd · Clarksville, VA 23968

$155,000

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 15 Days on market

Built 1920 0.83 ac lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable cottage in a country setting has been recently updated and awaits a first time home buyer or small family to build a life within its walls. The hardwood floors gleam and walls glisten calling the new owners to enjoy the comfort of this sweet home on nearly an acre of land. Line the front porch with rocking chairs and watch the morning sky light up with your first sip of coffee. The living room has ample space for a sofa and love seat arrangement. The newly remodeled bathroom is spacious and the antique windows add so much charm and character to the room. The kitchen is simply adorable with a built in corner cupboard and large bead board lined pantry. There is a spot already wired for your dishwasher and plenty of room for a dining table. The yard has gracious available space for a small garden or raised beds. The small deck off the right side of the home is the perfect place to sit and watch the children and pets play. Add a chicken tractor and a couple of hens and you have the sweetest of small homesteads. The home is close to both Clarksville, Chase City, and Boydton. Just minutes to the Microsoft facility, schools, dining, shopping and Kerr Lake boat ramps.

Key facts

• Country setting
• Renovations
• 0.83 acre lot

Tags

• RENOVATIONS
• COUNTRY SETTING

Property features AI

Finance

• Other: Zoned AG; Lot dimensions approximately 157 x 217 x 135 x 238 (about 0.83 acres)

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank
• Home design: Single family residence (residential); Above-grade finished living area present
• Construction: Wood siding construction; Composition roof; Crawl space / no basement
• Exterior features: Porch; Property has a view

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Electric fireplace (1) with electric fireplace insert; Porch (covered entry)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $153k (1.3% below list).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#179 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Clarksville Elementary (math 62% / reading 72%, grade B+, #381 of 1,108 statewide, top 36%, 455 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: 6 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 + $3k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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.
• Current owner paid $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.99% ✗
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.67×
• Total profit: $28,983
• Equity at exit: $60,104

10-year hold

• IRR: 15.3%
• Equity multiple: 3.02×
• Total profit: $87,644
• Equity at exit: $85,764

Cash invested: $43,400 (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 23968

• Home prices YoY: 1.6%
• Active inventory: 6
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $305

Break-even live

Break-even rent $1,144

Max offer price $155,000

Occupancy floor 75%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   status $155,000 Pending 15 DOM
2. 2026-06-10
   days on market $155,000 Active 15 DOM
3. 2026-06-09
   days on market $155,000 Active 14 DOM
4. 2026-06-08
   days on market $155,000 Active 13 DOM
5. 2026-06-07
   days on market $155,000 Active 12 DOM
6. 2026-06-05
   days on market $155,000 Active 9 DOM
7. 2026-06-03
   days on market $155,000 Active 8 DOM
8. 2026-06-02
   days on market $155,000 Active 7 DOM
9. 2026-06-01
   days on market $155,000 Active 6 DOM
10. 2026-05-31
    days on market $155,000 Active 5 DOM
11. 2026-05-31
    days on market $155,000 Active 4 DOM
12. 2026-05-26
    listed $155,000 Active
13. 2022-06-01
    soldstatus $100,000 1192-char remark

    Show marketing remark (1192 chars)

    This adorable cottage in a country setting has been recently updated and awaits a first time home buyer or small family to build a life within its walls. The hardwood floors gleam and walls glisten calling the new owners to enjoy the comfort of this sweet home on nearly an acre of land. Line the front porch with rocking chairs and watch the morning sky light up with your first sip of coffee. The living room has ample space for a sofa and love seat arrangement. The newly remodeled bathroom is spacious and the antique windows add so much charm and character to the room. The kitchen is simply adorable with a built in corner cupboard and large bead board lined pantry. There is a spot already wired for your dishwasher and plenty of room for a dining table. The yard has gracious available space for a small garden or raised beds. The small deck off the right side of the home is the perfect place to sit and watch the children and pets play. Add a chicken tractor and a couple of hens and you have the sweetest of small homesteads. The home is close to both Clarksville, Chase City, and Boydton. Just minutes to the Microsoft facility, schools, dining, shopping and Kerr Lake boat ramps.

14. 2022-05-27
    soldstatus $100,000
15. 2021-10-20
    listed $100,000 1192-char remark

    Show marketing remark (1192 chars)

    This adorable cottage in a country setting has been recently updated and awaits a first time home buyer or small family to build a life within its walls. The hardwood floors gleam and walls glisten calling the new owners to enjoy the comfort of this sweet home on nearly an acre of land. Line the front porch with rocking chairs and watch the morning sky light up with your first sip of coffee. The living room has ample space for a sofa and love seat arrangement. The newly remodeled bathroom is spacious and the antique windows add so much charm and character to the room. The kitchen is simply adorable with a built in corner cupboard and large bead board lined pantry. There is a spot already wired for your dishwasher and plenty of room for a dining table. The yard has gracious available space for a small garden or raised beds. The small deck off the right side of the home is the perfect place to sit and watch the children and pets play. Add a chicken tractor and a couple of hens and you have the sweetest of small homesteads. The home is close to both Clarksville, Chase City, and Boydton. Just minutes to the Microsoft facility, schools, dining, shopping and Kerr Lake boat ramps.

16. 2009-06-02
    soldstatus $35,000
17. 2009-06-01
    soldstatus $35,000 127-char remark

    Show marketing remark (127 chars)

    Located within minutes of Clarksville and Kerr Lake. This property has a lot to offer for a DIY person. Home has a shared well.

18. 2009-06-01
    soldstatus $35,000 127-char remark

    Show marketing remark (127 chars)

    Located within minutes of Clarksville and Kerr Lake. This property has a lot to offer for a DIY person. Home has a shared well.

19. 2009-01-15
    listed $44,900 127-char remark

    Show marketing remark (127 chars)

    Located within minutes of Clarksville and Kerr Lake. This property has a lot to offer for a DIY person. Home has a shared well.

20. 2009-01-15
    listed $44,900 127-char remark

    Show marketing remark (127 chars)

    Located within minutes of Clarksville and Kerr Lake. This property has a lot to offer for a DIY person. Home has a shared well.

21. 2008-05-28
    historical
22. 2007-11-02
    listed $44,900

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$951/yr (+$79/mo · 297.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,361
• − Mortgage interest: −$8,682
• − Property taxes: −$320
• − Insurance: −$775
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$4,509
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,383/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 — Clarksville

• Score: 73/100
• State rank: #179
• US rank: #5434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 737

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: Majority White (57%)
• Race & ethnicity: White 57% Black 41% Two or more races 2%
• Common ancestry: Romanian 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: ▲ 1.88%
• Current HPI: 116.9882
• 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

+245.2% since first listed

11 events — show timeline

• 2026-05-26 Listed $155,000 SPLLAR
• 2022-06-01 Sold (MLS) $100,000 SPLLAR
• 2022-05-27 Sold (Public Records) $100,000 Public Records
• 2021-10-20 Listed $100,000 SPLLAR
• 2009-06-02 Sold (Public Records) $35,000 Public Records
• 2009-06-01 Sold (MLS) $35,000 AMLSNC
• 2009-06-01 Sold (MLS) $35,000 TMLS
• 2009-01-15 Listed $44,900 AMLSNC
• 2009-01-15 Listed $44,900 TMLS
• 2008-05-28 Listing Removed — TMLS
• 2007-11-02 Listed $44,900 TMLS

Property tax history

+9.4%/yr

Latest (2025): $320 · +0.0% YoY. Source: county tax records.