125 E Main St · Wakefield, VA 23888

$110,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 529 Days on market

Built 1963 1.13 ac lot Est $111k · at est. ↓ 27% since listing

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Why this score? — see what drove the B- 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
• Appreciation +8.6/10.0
• ARV discount +8.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Cars in garage do not convey. Due diligence should be completed prior to submitting offer. No contingencies please. Sale includes parcels 61A5-A-92 (125 E Main) and 61A5-A-93 (127 E Main). MLS acres is for the combined lots. Please use extreme caution when touring the home. There are soft spots in the floor. Property back on market following termite inspection. Confirmed termite damage and live termites reported.

Key facts

• Appliances convey
• 1.13 acre lot
• 2 garage spots

Tags

• APPLIANCES CONVEY
• CONTENTS AND DEBRIS CONVEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.4% in Wakefield — 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 73/100 on livability (#180 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, cost of living F.
• Sussex County Public School District (rural): math 36% / reading 56% proficiency, ranked #111 of 131 in VA (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sussex Central Elementary (math 27% / reading 52%, grade F, #900 of 1,108 statewide, top 83%, 443 students, 101% FRL); Sussex Central High (math 64% / reading 74%, grade B, #159 of 319 statewide, top 53%, 319 students, 101% FRL) — zoned schools average 101% FRL vs 74% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 29 units permitted in Sussex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $8k appreciation (7.1% local appreciation)).
• Sussex County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 529 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 529 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.01% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $111,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Savedge Ave	0.25mi	2/2.0 (-1)	1,000 (-7%)	22mo	$34,900	$35	49
524 Clay St	0.66mi	3/1.0	1,216 (+13%)	2mo	$124,999	$103	47

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

Projected returns pro-forma

7.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.72×
• Total profit: $52,933
• Equity at exit: $77,137

10-year hold

• IRR: 22.7%
• Equity multiple: 5.66×
• Total profit: $143,426
• Equity at exit: $147,357

Cash invested: $30,800 (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 23888

• Home prices YoY: 4.6%
• Active inventory: 16
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $215

Break-even live

Break-even rent $835

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-07
   status Under Contract
2. 2026-02-13
   status Active
3. 2026-01-30
   status Under Contract
4. 2026-01-30
   historical
5. 2025-12-09
   price $110,000
6. 2025-11-24
   price $120,000
7. 2025-07-29
   price $130,000
8. 2024-10-11
   listed $150,000 Active

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$459/yr (+$38/mo · 103.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $13,289
• − Mortgage interest: −$6,162
• − Property taxes: −$443
• − Insurance: −$550
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,200
• Taxable income: $808
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,389/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: Sussex County Public School District
• NCES district ID: 5103780
• Math proficiency: 36% ▼ -46.00%
• Reading proficiency: 56% ▼ -22.00%
• Median HH income: $40,095
• Composite: 38.44/100
• National rank: #4198
• State rank: #111 of 131 in VA

Livability — Wakefield

• Score: 73/100
• State rank: #180
• US rank: #5535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wakefield, VA
• Population (ZIP): 2,563

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 11,207 people
• By 2030: 10,897 · -2.8%
• By 2040: 10,451 · -6.7%
• By 2050: 9,936 · -11.3%
• By 2075: 8,643 · -22.9%
• By 2100: 6,908 · -38.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Two or more races 2% Asian 1%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 2%

Political lean MEDSL · Sussex

• 2024 margin: Toss-up / Even · D 51.9% · R 47.5%
• 2008→2024 swing: -19.3pp toward R · 2008: 23.8pp · 2024: 4.4pp
• All cycles: 2024: D+4.4 2020: D+11.9 2016: D+16.3 2012: D+24.5 2008: D+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.13%
• Current HPI: 161.5201
• 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

-26.7% since first listed

8 events — show timeline

• 2026-04-07 Pending — REINMLS
• 2026-02-13 Relisted — REINMLS
• 2026-01-30 Pending — REINMLS
• 2026-01-30 Listing Removed — REINMLS
• 2025-12-09 Price Changed $110,000 REINMLS
• 2025-11-24 Price Changed $120,000 REINMLS
• 2025-07-29 Price Changed $130,000 REINMLS
• 2024-10-11 Listed $150,000 REINMLS

Property tax history

-0.2%/yr

Latest (2025): $443 · +0.0% YoY. Source: county tax records.