11679 Highway 47 · Chase City, VA 23924

$190,000

3 bd · 3.0 ba · 1,914 sqft · SingleFamily public records · 45 Days on market

Built 1982 2.39 ac lot $99/sqft · 19% below area Est $233k · 19% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

Key facts

• Easy access
• Quiet setting
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• GENEROUS INTERIOR SPACE
• SIZABLE LOT
• QUIET SETTING
• EASY ACCESS

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Has heating; Has cooling; Heat pump electric
• Home design: Residential property; Built in 1982
• Construction: Year built: 1982
• Exterior features: 2.39-acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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 $180k (5.3% below list).
• Recommended offer: $180k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#238 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Mecklenburg County Public School District (rural): math 57% / reading 72% proficiency, ranked #49 of 131 in VA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chase City Elementary (math 47% / reading 57%, grade C-, #696 of 1,108 statewide, top 66%, 387 students, 89% FRL); Bluestone Middle (math 57% / reading 77%); Bluestone High (math 67% / reading 77%) — zoned schools average 89% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 153 units permitted in Mecklenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Mecklenburg County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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.
• Current owner paid $110k; list at $190k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,987 (5.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $233,322
• List price: $190,000
• Delta: -18.57%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.60×
• Total profit: $32,083
• Equity at exit: $75,348

10-year hold

• IRR: 14.0%
• Equity multiple: 2.88×
• Total profit: $100,101
• Equity at exit: $108,815

Cash invested: $53,200 (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 23924

• Home prices YoY: 1.3%
• Active inventory: 41
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $295

Break-even live

Break-even rent $1,427

Max offer price $190,000

Occupancy floor 79%

Sensitivity live

Price	-10% $402	-5% $348	+0% $295	+5% $241	+10% $187
Rent	-10% $152	-5% $223	+0% $295	+5% $366	+10% $437
Rate	-1.0pp $390	-0.5pp $343	base $295	+0.5pp $245	+1.0pp $195

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $190,000 Active 45 DOM
2. 2026-06-18
   days on market $190,000 Active 42 DOM
3. 2026-06-17
   days on market $190,000 Active 41 DOM
4. 2026-06-16
   days on market $190,000 Active 40 DOM
5. 2026-06-15
   days on market $190,000 Active 39 DOM
6. 2026-06-14
   days on market $190,000 Active 37 DOM
7. 2026-06-13
   days on market $190,000 Active 36 DOM
8. 2026-06-10
   days on market $190,000 Active 34 DOM
9. 2026-06-09
   days on market $190,000 Active 33 DOM
10. 2026-06-08
    days on market $190,000 Active 32 DOM
11. 2026-06-07
    days on market $190,000 Active 31 DOM
12. 2026-06-05
    days on market $190,000 Active 28 DOM
13. 2026-06-03
    days on market $190,000 Active 27 DOM
14. 2026-06-02
    days on market $190,000 Active 26 DOM
15. 2026-06-01
    days on market $190,000 Active 25 DOM
16. 2026-05-31
    days on market $190,000 Active 24 DOM
17. 2026-05-31
    days on market $190,000 Active 23 DOM
18. 2026-05-05
    listed $190,000 Active 453-char remark
19. 2017-11-17
    soldstatus $110,000 521-char remark

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

20. 2017-11-17
    soldstatus $110,000

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

21. 2017-11-17
    soldstatus $110,000 521-char remark

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

22. 2017-11-17
    soldstatus $110,000

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

23. 2017-10-03
    listed $115,000 521-char remark

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

24. 2017-10-03
    listed $115,000

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

25. 2017-10-03
    listed $115,000 521-char remark

    Show marketing remark (521 chars)

    KERR LAKE REGION RANCH ON 2.39 ACRES OFFERS SPACIOUS ROOMS! TWO of the BEDROOMS have EnSuite Baths! Over 1900 Sq ft + Enclosed Porch! Nicely set back from the road & convenient to anywhere you need to be in Mecklenburg County-including Kerr Lake Boat Ramps! Play a round of golf @ Mecklenburg Country Club or shop the Farmers Market in South Hill or Chase City. Offered way below the Assessed Value of $155,000, sot take advantage of Built-In Equity. Easy care vinyl exterior, OutBuildings, & recent appliances

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$937/yr (+$78/mo · 150.7%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,598
• − Mortgage interest: −$10,643
• − Property taxes: −$621
• − Insurance: −$950
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,527
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $3,439/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: Mecklenburg County Public School District
• NCES district ID: 5102460
• Math proficiency: 57% ▼ -29.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $37,491
• Composite: 53.55/100
• National rank: #1446
• State rank: #49 of 131 in VA

Livability — Chase City

• Score: 70/100
• State rank: #238
• US rank: #8038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,709

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 28,332 people
• By 2030: 26,742 · -5.6%
• By 2040: 23,502 · -17.0%
• By 2050: 20,851 · -26.4%
• By 2075: 17,525 · -38.1%
• By 2100: 14,524 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mecklenburg

• 2024 margin: Strong R (+20.8) · D 39.4% · R 60.2%
• 2008→2024 swing: -16.2pp toward R · 2008: -4.6pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.2 2016: R+11.3 2012: R+7.2 2008: R+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.04%
• Current HPI: 155.5959
• 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

+65.2% since first listed

8 events — show timeline

• 2026-05-05 Listed $190,000 MLSRV
• 2017-11-17 Sold (Public Records) $110,000 Public Records
• 2017-11-17 Sold (MLS) $110,000 AMLSNC
• 2017-11-17 Sold (MLS) $110,000 SPLLAR
• 2017-11-17 Sold (MLS) $110,000 TMLS
• 2017-10-03 Listed $115,000 AMLSNC
• 2017-10-03 Listed $115,000 SPLLAR
• 2017-10-03 Listed $115,000 TMLS

Property tax history

+0.4%/yr

Latest (2025): $621 · +0.0% YoY. Source: county tax records.