1057 Paul Pry Trl · Mountain Road, VA 24558

$119,900

3 bd · 1.0 ba · 1,954 sqft · SingleFamily public records · 26 Days on market

Built 1952 2.46 ac lot ↓ 8% 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handy man opportunity for renovations and extra house for possibly rental income. Country setting with room for garden or large play yard. Check out this investment opportunity today.

Key facts

• Country setting
• Large play yard
• Room for garden

Tags

• EXTRA HOUSE
• COUNTRY SETTING
• ROOM FOR GARDEN
• LARGE PLAY YARD

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Residential property
• Construction: Aluminum siding construction
• Exterior features: Gravel parking area; Aluminum siding; Approximately 2.46 acres lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#494 in VA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime D+, schools F.
• Halifax County Public School District (town): math 29% / reading 59% proficiency, ranked #116 of 131 in VA (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 97 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Halifax County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.65%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $8,403
• Equity at exit: $17,877

10-year hold

• IRR: 15.8%
• Equity multiple: 2.28×
• Total profit: $43,019
• Equity at exit: $10,367

Cash invested: $33,572 (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 24558

• Home prices YoY: -7.3%
• Active inventory: 38
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $438

Break-even live

Break-even rent $902

Max offer price $119,900

Occupancy floor 65%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 26 DOM
2. 2026-06-17
   days on market $119,900 Active 25 DOM
3. 2026-06-16
   days on market $119,900 Active 24 DOM
4. 2026-06-15
   days on market $119,900 Active 23 DOM
5. 2026-06-15
   days on market $119,900 Active 22 DOM
6. 2026-06-13
   days on market $119,900 Active 21 DOM
7. 2026-06-12
   days on market $119,900 Active 20 DOM
8. 2026-06-09
   days on market $119,900 Active 17 DOM
9. 2026-06-08
   days on market $119,900 Active 16 DOM
10. 2026-06-08
    days on market $119,900 Active 15 DOM
11. 2026-06-07
    days on market $119,900 Active 14 DOM
12. 2026-06-03
    days on market $119,900 Active 11 DOM
13. 2026-06-02
    days on market $119,900 Active 10 DOM
14. 2026-06-01
    days on market $119,900 Active 9 DOM
15. 2026-05-31
    days on market $119,900 Active 8 DOM
16. 2026-05-23
    listed $119,900 Active
17. 2025-12-29
    status Pending
18. 2025-12-29
    status Pending
19. 2025-12-10
    price $109,900
20. 2025-12-10
    price $109,900
21. 2025-11-17
    listed $129,900 Active
22. 2025-11-16
    listed $129,900 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: $405 · $34/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$578/yr (+$48/mo · 142.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,472
• − Mortgage interest: −$6,716
• − Property taxes: −$405
• − Insurance: −$600
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$3,488
• Taxable income: $3,468
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,421/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: Halifax County Public School District
• NCES district ID: 5101770
• Math proficiency: 29% ▼ -51.00%
• Reading proficiency: 59% ▼ -15.00%
• Median HH income: $36,137
• Composite: 36.36/100
• National rank: #4687
• State rank: #116 of 131 in VA

Livability — Mountain Road

• Score: 57/100
• State rank: #494
• US rank: #21885

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): 6,044

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 32,892 people
• By 2030: 31,438 · -4.4%
• By 2040: 28,350 · -13.8%
• By 2050: 25,553 · -22.3%
• By 2075: 20,217 · -38.5%
• By 2100: 14,645 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Halifax

• 2024 margin: Strong R (+21.1) · D 39.1% · R 60.2%
• 2008→2024 swing: -18.2pp toward R · 2008: -2.8pp · 2024: -21.1pp
• All cycles: 2024: R+21.1 2020: R+15.1 2016: R+16.6 2012: R+5.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.54%
• Current HPI: 198.1694
• 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

-7.7% since first listed

7 events — show timeline

• 2026-05-23 Listed $119,900 SCAR
• 2025-12-29 Pending — CVRMLS
• 2025-12-29 Pending — SCAR
• 2025-12-10 Price Changed $109,900 CVRMLS
• 2025-12-10 Price Changed $109,900 SCAR
• 2025-11-17 Listed $129,900 SCAR
• 2025-11-16 Listed $129,900 CVRMLS

Property tax history

+4.1%/yr

Latest (2025): $405 · +0.0% YoY. Source: county tax records.