2663 Dearing Ford Rd · Altavista, VA 24517

$169,900

2 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 335 Days on market

Built 1960 0.75 ac lot $90/sqft · 36% below area Est $267k · 36% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome investment opportunity! This home is currently being rented out, the tenant is on a month to month lease. Zoned multi family, just awaiting you to bring your plans to life. Great location right outside the town limits of Altavista. Convenient to shopping and dining. Don't miss this opportunity. Potential purchaser could rezone for commercial - great chance to develop in a busy area.

Key facts

• Great location
• Zoned multi family
• Convenient to dining

Tags

• INVESTMENT OPPORTUNITY
• ZONED MULTI FAMILY
• GREAT LOCATION
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING
• POTENTIAL TO REZONE

🏷️ Possibly a rental listed for sale. The $169,900 price doesn't fit this home's estimated sale value (~$267,475) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (35.9% below list).
• Recommended offer: $109k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.6% in Altavista — 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 64/100 on livability (#367 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: health & safety C-, crime D+, amenities 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.
• Market conditions: 38 active listings in the ZIP; 315 units permitted in Campbell County in 2024 (51 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.
• Campbell County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,824 (35.9% 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. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.86%
• DSCR: 0.83
• GRM: 13.0

CMA / ARV

• ARV (median comp): $267,475
• List price: $169,900
• Delta: -36.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2730 Dearing Ford Rd	0.08mi	3/2.0 (+1)	2,070 (+10%)	14mo	$288,000	$139	64

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-37,360
• Equity at exit: $25,333

10-year hold

• IRR: -17.4%
• Equity multiple: 0.05×
• Total profit: $-45,418
• 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 24517

• Home prices YoY: -24.9%
• Active inventory: 38
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-153

Break-even live

Break-even rent $1,282

Max offer price $142,868

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-105	+0% $-153	+5% $-201	+10% $-249
Rent	-10% $-239	-5% $-196	+0% $-153	+5% $-110	+10% $-67
Rate	-1.0pp $-67	-0.5pp $-110	base $-153	+0.5pp $-197	+1.0pp $-242

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 7 events

1. 2026-04-30
   price $169,900 393-char remark

   Show marketing remark (393 chars)

   Awesome investment opportunity! This home is currently being rented out, the tenant is on a month to month lease. Zoned multi family, just awaiting you to bring your plans to life. Great location right outside the town limits of Altavista. Convenient to shopping and dining. Don't miss this opportunity. Potential purchaser could rezone for commercial - great chance to develop in a busy area.

2. 2026-03-23
   price $179,900 393-char remark

   Show marketing remark (393 chars)

   Awesome investment opportunity! This home is currently being rented out, the tenant is on a month to month lease. Zoned multi family, just awaiting you to bring your plans to life. Great location right outside the town limits of Altavista. Convenient to shopping and dining. Don't miss this opportunity. Potential purchaser could rezone for commercial - great chance to develop in a busy area.

3. 2026-02-03
   price $185,000 393-char remark

   Show marketing remark (393 chars)

   Awesome investment opportunity! This home is currently being rented out, the tenant is on a month to month lease. Zoned multi family, just awaiting you to bring your plans to life. Great location right outside the town limits of Altavista. Convenient to shopping and dining. Don't miss this opportunity. Potential purchaser could rezone for commercial - great chance to develop in a busy area.

4. 2026-01-22
   price $189,900 393-char remark

   Show marketing remark (393 chars)

   Awesome investment opportunity! This home is currently being rented out, the tenant is on a month to month lease. Zoned multi family, just awaiting you to bring your plans to life. Great location right outside the town limits of Altavista. Convenient to shopping and dining. Don't miss this opportunity. Potential purchaser could rezone for commercial - great chance to develop in a busy area.

5. 2025-06-25
   listed $199,900 Active 393-char remark

   Show marketing remark (393 chars)

   Awesome investment opportunity! This home is currently being rented out, the tenant is on a month to month lease. Zoned multi family, just awaiting you to bring your plans to life. Great location right outside the town limits of Altavista. Convenient to shopping and dining. Don't miss this opportunity. Potential purchaser could rezone for commercial - great chance to develop in a busy area.

6. 2005-05-20
   soldstatus $100,000
7. 2003-09-02
   soldstatus $68,500

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$782/yr (+$65/mo · 127.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,059
• − Mortgage interest: −$9,517
• − Property taxes: −$612
• − Insurance: −$850
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$4,943
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $-648/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 — Altavista

• Score: 64/100
• State rank: #367
• US rank: #14611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,932

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 56,306 people
• By 2030: 56,366 · +0.1%
• By 2040: 55,406 · -1.6%
• By 2050: 53,011 · -5.9%
• By 2075: 45,932 · -18.4%
• By 2100: 36,029 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Campbell

• 2024 margin: Solid R (+48.6) · D 25.3% · R 73.9%
• 2008→2024 swing: -12.3pp toward R · 2008: -36.2pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+44.1 2016: R+47.2 2012: R+39.4 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.33%
• Current HPI: 184.727
• 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

+148.0% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $169,900 LMLS
• 2026-03-23 Price Changed $179,900 LMLS
• 2026-02-03 Price Changed $185,000 LMLS
• 2026-01-22 Price Changed $189,900 LMLS
• 2025-06-25 Listed $199,900 LMLS
• 2005-05-20 Sold (Public Records) $100,000 Public Records
• 2003-09-02 Sold (Public Records) $68,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $612 · +0.0% YoY. Source: county tax records.