138 Sunnymeade Rd · Rustburg, VA 23588

$339,900

3 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 13 Days on market

Built 1976 0.48 ac lot Est $329k · at est.

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Why this score? — see what drove the F 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 +7.3/30.0
• ARV discount +6.0/15.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.8/10.0

Listing remarks

Welcome to this beautifully updated brick home in Rustburg, VA where nearly every detail has been thoughtfully refreshed from top to bottom! From the moment you arrive, you'll notice the new roof, new windows, and classic brick exterior that give this home tremendous curb appeal. Step inside through the inviting split foyer and discover brand new flooring, fresh paint throughout, and all new light fixtures that create a bright, modern feel in every room. The stunning new kitchen is ready for its first home chef, and the updated bathrooms add a polished, move-in-ready finish. There's plenty of room for the whole family! Out back, enjoy the freshly updated deck overlooking a large, flat back

Key facts

• Brick exterior
• Fresh paint
• New flooring

Tags

• NEW ROOF
• NEW WINDOWS
• BRICK EXTERIOR
• NEW FLOORING
• FRESH PAINT
• NEW LIGHT FIXTURES

Property features AI

Finance

• Financial info: Annual tax: $1,048

Exterior

• Parking: Paved off-street parking
• Utilities: Well water; Septic; Electric power
• Home design: Single family residence; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Garden; Deck

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Finished walk-out basement; Garden view; Deck
• Laundry & utility: Washer hookup; Laundry room; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-452 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (42.4% below list).
• Recommended offer: $196k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.0% in Rustburg — 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 75/100 on livability (#135 in VA, #4,322 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Campbell County Public School District (rural): math 55% / reading 68% proficiency, ranked #55 of 131 in VA (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Yellow Branch Elementary (math 60% / reading 63%, grade B, #516 of 1,108 statewide, top 47%, 573 students, 74% FRL); Rustburg Middle (math 49% / reading 65%, grade B, #178 of 342 statewide, top 53%, 606 students, 74% FRL); Rustburg High (math 77% / reading 67%, grade B+, #134 of 319 statewide, top 45%, 828 students, 67% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 315 units permitted in Campbell County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; list at $340k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $195,727 (42.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.58% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $328,711
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Sunnymeade Rd	0.27mi	3/2.0	1,856 (+8%)	1mo	$279,900	$151	74
319 Mantle Dr	0.42mi	3/2.0	1,811 (+5%)	2mo	$352,900	$195	70
67 Ford Terrace Ter	0.51mi	3/2.5	1,828 (+6%)	23mo	$350,000	$191	45
958 Sunnymeade Rd	0.73mi	3/2.0	1,537 (-11%)	14mo	$257,500	$168	36

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: 2.2%
• Equity multiple: 1.13×
• Total profit: $11,970
• Equity at exit: $152,834

10-year hold

• IRR: 5.7%
• Equity multiple: 1.87×
• Total profit: $82,758
• Equity at exit: $235,535

Cash invested: $95,172 (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 23588

• Active inventory: 1
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-452

Break-even live

Break-even rent $2,529

Max offer price $260,047

Occupancy floor —

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 High St Unit 87 Lynchburg, VA	4.0	3.5	2175	$2,295	$1.06	43d	1	0.53mi
87 High St Lynchburg, VA	4.0	4.0	2175	$2,295	$1.06	43d	1	0.53mi
76 High St Lynchburg, VA	2.0	2.5	1333	$1,795	$1.35	21d	1	0.53mi
32 Allure Dr Rustburg, VA	3.0	2.5	1508	$2,000	$1.33	21d	1	0.83mi
126 Allure Dr Rustburg, VA	3.0	2.5	1508	$1,900	$1.26	13d	1	0.84mi
81 Catherine Ct Lynchburg, VA	2.0	2.5	1328	$1,500	$1.13	13d	1	1.23mi
108 Old Tavern Cir Lynchburg, VA	2.0	1.5	1080	$1,450	$1.34	43d	1	1.27mi
9 Gloucester Dr Lynchburg, VA	4.0	3.5	1748	$1,850	$1.06	43d	1	1.30mi
104 Squire Cir Lynchburg, VA	3.0	3.0	1296	$1,700	$1.31	43d	1	1.39mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $339,900 Pending 13 DOM
2. 2026-06-10
   days on market $339,900 Active 12 DOM
3. 2026-06-09
   days on market $339,900 Active 11 DOM
4. 2026-06-08
   days on market $339,900 Active 10 DOM
5. 2026-06-07
   days on market $339,900 Active 9 DOM
6. 2026-06-05
   days on market $339,900 Active 6 DOM
7. 2026-06-02
   days on market $339,900 Active 4 DOM
8. 2026-06-01
   days on market $339,900 Active 3 DOM
9. 2026-05-31
   days on market $339,900 Active 2 DOM
10. 2026-05-29
    listed $339,900 Active
11. 2026-04-08
    soldstatus $165,000
12. 1990-10-09
    soldstatus $74,900

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $2,787 · $232/mo
• Expected delta: +$1,897/yr (+$158/mo · 213.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,487
• − Mortgage interest: −$19,040
• − Property taxes: −$890
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$9,888
• Taxable loss: −$11,788
• Est. tax savings @ 24.0%: +$2,829
• After-tax cash flow: $-2,595/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: Campbell County Public School District
• NCES district ID: 5100600
• Math proficiency: 55% ▼ -29.00%
• Reading proficiency: 68% ▼ -11.00%
• Median HH income: $45,915
• Composite: 51.88/100
• National rank: #1656
• State rank: #55 of 131 in VA

Livability — Rustburg

• Score: 75/100
• State rank: #135
• US rank: #4322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+353.8% since first listed

3 events — show timeline

• 2026-05-29 Listed $339,900 LMLS
• 2026-04-08 Sold (Public Records) $165,000 Public Records
• 1990-10-09 Sold (Public Records) $74,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $890 · +0.0% YoY. Source: county tax records.