1707 11th Ave · Victoria, VA 23974

$130,000

4 bd · 1.5 ba · 1,678 sqft · SingleFamily public records · 116 Days on market

Built 1950 7,405 sqft lot Est $190k · 31% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Appreciation +4.7/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 116 days

Property features AI

Exterior

• Parking: No garage; On-street parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Single-story home; Entry level is 1
• Construction: Frame construction with vinyl siding; Composition roof; Below-grade unfinished area (approx. 144); Above-grade finished area (approx. 1,953); Resale condition
• Exterior features: Lot zoned AG

Interior

• Kitchen: Kitchen on main level (approx. 12 x 15)
• Bedrooms: Bedroom 2 on main level (approx. 12 x 15); Bedroom 3 on main level (approx. 16 x 14); Bedroom 4 on main level (approx. 12 x 12); Additional loft bedroom area on second level (approx. 9 x 12)
• Flooring: Wood
• Bathrooms: One full bathroom with tub and shower on main level; One half bath on main level
• Heating & cooling: Electric heating
• Interior features: Wood flooring; Bedroom on main level; Total of 8 rooms
• Laundry & utility: Laundry room on main level (approx. 8 x 8); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $113k (12.7% below list).
• Recommended offer: $113k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#235 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Lunenburg County Public School District (rural): math 33% / reading 60% proficiency, ranked #110 of 131 in VA (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 25 units permitted in Lunenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $48 of equity ($899 loan paydown + $-851 appreciation (-0.7% local appreciation)).
• Lunenburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 21% 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 $113,476 (12.7% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $189,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 12th St	0.10mi	3/2.0 (-1)	1,602 (-4%)	1mo	$67,000	$42	80
2442 Nottoway Blvd	0.22mi	3/1.5 (-1)	1,719 (+2%)	11mo	$185,000	$108	72
1529 11th St	0.12mi	3/2.0 (-1)	1,736 (+4%)	12mo	$170,000	$98	71
2525 Jefferson Ave	0.30mi	3/2.5 (-1)	1,668 (-1%)	14mo	$249,900	$150	64
1421 9th St	0.25mi	3/2.0 (-1)	1,860 (+11%)	2mo	$210,000	$113	62
1415 11th St	0.21mi	3/2.0 (-1)	1,586 (-6%)	15mo	$60,000	$38	62
2580 Jefferson Ave	0.44mi	3/1.5 (-1)	1,534 (-9%)	4mo	$239,000	$156	57
2575 Sandy Ln	0.39mi	3/2.5 (-1)	1,718 (+2%)	18mo	$275,000	$160	53
2136 Poorhouse Rd	0.48mi	4/2.0	1,617 (-4%)	20mo	$130,000	$80	53
2437 Nottoway Blvd	0.22mi	3/2.0 (-1)	1,840 (+10%)	19mo	$184,500	$100	51
2570 Jefferson Ave	0.41mi	3/2.0 (-1)	1,564 (-7%)	22mo	$240,000	$153	44
2626 Washington Ave	0.44mi	3/2.0 (-1)	1,454 (-13%)	18mo	$235,000	$162	35

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

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $785
• Equity at exit: $33,549

10-year hold

• IRR: 6.6%
• Equity multiple: 1.67×
• Total profit: $24,213
• Equity at exit: $37,113

Cash invested: $36,400 (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 23974

• Home prices YoY: -0.4%
• Active inventory: 25
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $135

Break-even live

Break-even rent $964

Max offer price $130,000

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-03
   status $130,000 Pending 116 DOM
2. 2026-06-02
   days on market $130,000 Active 116 DOM
3. 2026-06-01
   days on market $130,000 Active 115 DOM
4. 2026-05-31
   days on market $130,000 Active 114 DOM
5. 2026-05-31
   days on market $130,000 Active 113 DOM
6. 2026-05-18
   status Active

   Show marketing remark (753 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

7. 2026-05-18
   status Active 753-char remark

   Show marketing remark (753 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

8. 2026-03-31
   status Pending

   Show marketing remark (753 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

9. 2026-03-31
   status Pending 753-char remark

   Show marketing remark (753 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

10. 2026-03-23
    price $130,000 753-char remark

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

11. 2026-03-23
    price $130,000

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

12. 2026-03-06
    price $135,000 753-char remark

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

13. 2026-03-06
    price $135,000

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

14. 2026-02-14
    status Active 753-char remark

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

15. 2026-02-14
    status Active

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

16. 2026-02-07
    status Pending 753-char remark

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

17. 2026-02-07
    status Pending

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

18. 2025-12-12
    listed $140,000 Active 753-char remark

    Show marketing remark (753 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. This classic Cape Cod–style home presents an excellent opportunity to own a well-built property with room for light renovations and cosmetic updates, offering a functional floor plan, comfortable living spaces, and abundant natural light that create a strong foundation for enhancing both style and long-term value. The home features a traditional Cape Cod layout with flexible bedroom options, including main-level bedroom potential, along with additional upper-level space ready to be refreshed to suit modern living, while existing features allow for immediate use and minor improvements, finishing touches, and select upgrades provide a clear and manageable path to customization and added appeal.

19. 2025-12-11
    listed $140,000 Active
20. 2021-06-03
    soldstatus $107,000
21. 2021-01-02
    historical
22. 2020-07-02
    listed $107,000
23. 2013-06-13
    soldstatus $19,000
24. 2012-05-08
    listed $22,997
25. 2010-01-18
    historical
26. 2010-01-18
    historical
27. 2009-05-12
    listed $60,300
28. 2009-05-12
    listed $60,300
29. 2005-09-30
    soldstatus $39,000
30. 2005-09-30
    soldstatus $39,000
31. 2004-12-29
    listed $43,500
32. 2004-12-29
    listed $43,500

ⓘ 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: $306 · $25/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$760/yr (+$63/mo · 248.4%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,617
• − Mortgage interest: −$7,282
• − Property taxes: −$306
• − Insurance: −$650
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,782
• Taxable loss: −$581
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,760/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: Lunenburg County Public School District
• NCES district ID: 5102310
• Math proficiency: 33% ▼ -41.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $37,728
• Composite: 38.6/100
• National rank: #4162
• State rank: #110 of 131 in VA

Livability — Victoria

• Score: 70/100
• State rank: #235
• US rank: #7920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victoria, VA
• Population (ZIP): 4,908

Population outlook (Lunenburg County) Hauer SSP2

• Today (2025): 11,367 people
• By 2030: 10,757 · -5.4%
• By 2040: 9,464 · -16.7%
• By 2050: 8,329 · -26.7%
• By 2075: 6,292 · -44.6%
• By 2100: 4,575 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Black 39% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lunenburg

• 2024 margin: Strong R (+22.8) · D 38.3% · R 61.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -3.5pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+18.6 2016: R+17.6 2012: R+5.0 2008: R+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.65%
• Current HPI: 177.4653
• 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

+198.9% since first listed

27 events — show timeline

• 2026-05-18 Relisted — CVRMLS
• 2026-05-18 Relisted — SCAR
• 2026-03-31 Pending — CVRMLS
• 2026-03-31 Pending — SCAR
• 2026-03-23 Price Changed $130,000 SCAR
• 2026-03-23 Price Changed $130,000 CVRMLS
• 2026-03-06 Price Changed $135,000 SCAR
• 2026-03-06 Price Changed $135,000 CVRMLS
• 2026-02-14 Relisted — SCAR
• 2026-02-14 Relisted — CVRMLS
• 2026-02-07 Pending — SCAR
• 2026-02-07 Pending — CVRMLS
• 2025-12-12 Listed $140,000 SCAR
• 2025-12-11 Listed $140,000 CVRMLS
• 2021-06-03 Sold (Public Records) $107,000 Public Records
• 2021-01-02 Listing Removed — CVRMLS
• 2020-07-02 Listed $107,000 CVRMLS
• 2013-06-13 Sold (MLS) $19,000 RVLG
• 2012-05-08 Listed $22,997 RVLG
• 2010-01-18 Listing Removed — CVRMLS
• 2010-01-18 Listing Removed — CVRMLS
• 2009-05-12 Listed $60,300 CVRMLS
• 2009-05-12 Listed $60,300 CVRMLS
• 2005-09-30 Sold (MLS) $39,000 CVRMLS
• 2005-09-30 Sold (MLS) $39,000 CVRMLS
• 2004-12-29 Listed $43,500 CVRMLS
• 2004-12-29 Listed $43,500 CVRMLS

Property tax history

+2.9%/yr

Latest (2026): $306 · +12.1% YoY. Source: county tax records.