103 Seaboard Ave · La Crosse, VA 23950

$139,800

2 bd · 2.0 ba · 928 sqft · SingleFamily public records · 66 Days on market

Built 1918 0.40 ac lot

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Why this score? — see what drove the C 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 +18.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.7/10.0
• Schools +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming eclectic rustic retreat in the heart of La Crosse, VA! This 3-bedroom, 2-bath home is full of character and warmth, featuring a cozy, inviting layout with unique details throughout. From the moment you step inside, you’ll appreciate the natural textures, comfortable living spaces, and relaxed, welcoming feel. The home offers a functional floor plan with a bright living area that flows into a comfortable dining space and kitchen—perfect for everyday living or entertaining. The three bedrooms provide flexibility for family, guests, or a home office, while two full bathrooms add convenience. Enjoy the peaceful setting outdoors with space to relax, garden, or create your own private retreat. Whether you're looking for a primary residence, weekend getaway, or investment opportunity, this home offers charm, personality, and endless potential. Don’t miss your chance to own this unique and inviting property!

Key facts

• Bright living area
• Rustic retreat
• Private retreat

Tags

• RUSTIC RETREAT
• FUNCTIONAL FLOOR PLAN
• BRIGHT LIVING AREA
• COMFORTABLE DINING SPACE
• PEACEFUL SETTING OUTDOORS
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $138k (1.5% below list).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#263 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime D+, amenities F, commute 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.
• Market conditions: 16 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 $6k of equity ($967 loan paydown + $5k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,412 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.81×
• Total profit: $31,529
• Equity at exit: $70,243

10-year hold

• IRR: 14.7%
• Equity multiple: 3.38×
• Total profit: $93,213
• Equity at exit: $114,383

Cash invested: $39,144 (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 23950

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$733
• Tax est. 1.5%: −$175 /mo · $2,097/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $121

Break-even live

Break-even rent $1,223

Max offer price $139,800

Occupancy floor 86%

Sensitivity live

Price	-10% $218	-5% $170	+0% $121	+5% $73	+10% $25
Rent	-10% $13	-5% $67	+0% $121	+5% $176	+10% $230
Rate	-1.0pp $192	-0.5pp $157	base $121	+0.5pp $85	+1.0pp $48

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: $34,950
• Closing costs: $4,194
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $139,800 Active 66 DOM
2. 2026-06-17
   days on market $139,800 Active 65 DOM
3. 2026-06-16
   days on market $139,800 Active 64 DOM
4. 2026-06-15
   days on market $139,800 Active 63 DOM
5. 2026-06-14
   days on market $139,800 Active 61 DOM
6. 2026-06-13
   days on market $139,800 Active 60 DOM
7. 2026-06-10
   days on market $139,800 Active 58 DOM
8. 2026-06-09
   days on market $139,800 Active 57 DOM
9. 2026-06-08
   days on market $139,800 Active 56 DOM
10. 2026-06-07
    days on market $139,800 Active 55 DOM
11. 2026-06-05
    pricedays on market $139,800 Active 52 DOM
12. 2026-06-03
    days on market $143,000 Active 51 DOM
13. 2026-06-02
    days on market $143,000 Active 50 DOM
14. 2026-06-01
    days on market $143,000 Active 49 DOM
15. 2026-05-31
    days on market $143,000 Active 48 DOM
16. 2026-05-31
    days on market $143,000 Active 47 DOM
17. 2026-05-18
    price $143,000 940-char remark

    Show marketing remark (940 chars)

    Charming eclectic rustic retreat in the heart of La Crosse, VA! This 3-bedroom, 2-bath home is full of character and warmth, featuring a cozy, inviting layout with unique details throughout. From the moment you step inside, you’ll appreciate the natural textures, comfortable living spaces, and relaxed, welcoming feel. The home offers a functional floor plan with a bright living area that flows into a comfortable dining space and kitchen—perfect for everyday living or entertaining. The three bedrooms provide flexibility for family, guests, or a home office, while two full bathrooms add convenience. Enjoy the peaceful setting outdoors with space to relax, garden, or create your own private retreat. Whether you're looking for a primary residence, weekend getaway, or investment opportunity, this home offers charm, personality, and endless potential. Don’t miss your chance to own this unique and inviting property!

18. 2026-05-11
    price $143,500 940-char remark

    Show marketing remark (940 chars)

    Charming eclectic rustic retreat in the heart of La Crosse, VA! This 3-bedroom, 2-bath home is full of character and warmth, featuring a cozy, inviting layout with unique details throughout. From the moment you step inside, you’ll appreciate the natural textures, comfortable living spaces, and relaxed, welcoming feel. The home offers a functional floor plan with a bright living area that flows into a comfortable dining space and kitchen—perfect for everyday living or entertaining. The three bedrooms provide flexibility for family, guests, or a home office, while two full bathrooms add convenience. Enjoy the peaceful setting outdoors with space to relax, garden, or create your own private retreat. Whether you're looking for a primary residence, weekend getaway, or investment opportunity, this home offers charm, personality, and endless potential. Don’t miss your chance to own this unique and inviting property!

19. 2026-04-27
    price $144,000 940-char remark

    Show marketing remark (940 chars)

    Charming eclectic rustic retreat in the heart of La Crosse, VA! This 3-bedroom, 2-bath home is full of character and warmth, featuring a cozy, inviting layout with unique details throughout. From the moment you step inside, you’ll appreciate the natural textures, comfortable living spaces, and relaxed, welcoming feel. The home offers a functional floor plan with a bright living area that flows into a comfortable dining space and kitchen—perfect for everyday living or entertaining. The three bedrooms provide flexibility for family, guests, or a home office, while two full bathrooms add convenience. Enjoy the peaceful setting outdoors with space to relax, garden, or create your own private retreat. Whether you're looking for a primary residence, weekend getaway, or investment opportunity, this home offers charm, personality, and endless potential. Don’t miss your chance to own this unique and inviting property!

20. 2026-04-13
    listed $149,000 Active 940-char remark

    Show marketing remark (940 chars)

    Charming eclectic rustic retreat in the heart of La Crosse, VA! This 3-bedroom, 2-bath home is full of character and warmth, featuring a cozy, inviting layout with unique details throughout. From the moment you step inside, you’ll appreciate the natural textures, comfortable living spaces, and relaxed, welcoming feel. The home offers a functional floor plan with a bright living area that flows into a comfortable dining space and kitchen—perfect for everyday living or entertaining. The three bedrooms provide flexibility for family, guests, or a home office, while two full bathrooms add convenience. Enjoy the peaceful setting outdoors with space to relax, garden, or create your own private retreat. Whether you're looking for a primary residence, weekend getaway, or investment opportunity, this home offers charm, personality, and endless potential. Don’t miss your chance to own this unique and inviting property!

21. 2025-08-07
    soldstatus $120,000 Closed 746-char remark

    Show marketing remark (746 chars)

    Great Location, Charm and Character! This cozy home is located in the small rural town of La Crosse, Virginia. With original hardwood floors, new windows and a large lot, new exterior paint and shutters, this home has tons of character and offers 2 bedrooms, with a potential for a 3rd bedroom on the first floor, with the added feature of two bathrooms, one each level. There is a galley style kitchen with stainless steel appliances, laundry area with washer and dryer included, along with a back porch for added storage. And being sold-as, seller will offer a home warranty with a full price offer. All viewings and offers will need proof of funds or pre-qualification. Call your Realtor representative for all questions, to view and purchase.

22. 2025-08-07
    soldstatus $120,000

    Show marketing remark (746 chars)

    Great Location, Charm and Character! This cozy home is located in the small rural town of La Crosse, Virginia. With original hardwood floors, new windows and a large lot, new exterior paint and shutters, this home has tons of character and offers 2 bedrooms, with a potential for a 3rd bedroom on the first floor, with the added feature of two bathrooms, one each level. There is a galley style kitchen with stainless steel appliances, laundry area with washer and dryer included, along with a back porch for added storage. And being sold-as, seller will offer a home warranty with a full price offer. All viewings and offers will need proof of funds or pre-qualification. Call your Realtor representative for all questions, to view and purchase.

23. 2025-08-07
    soldstatus $120,000

    Show marketing remark (746 chars)

    Great Location, Charm and Character! This cozy home is located in the small rural town of La Crosse, Virginia. With original hardwood floors, new windows and a large lot, new exterior paint and shutters, this home has tons of character and offers 2 bedrooms, with a potential for a 3rd bedroom on the first floor, with the added feature of two bathrooms, one each level. There is a galley style kitchen with stainless steel appliances, laundry area with washer and dryer included, along with a back porch for added storage. And being sold-as, seller will offer a home warranty with a full price offer. All viewings and offers will need proof of funds or pre-qualification. Call your Realtor representative for all questions, to view and purchase.

24. 2025-06-28
    status Pending 746-char remark

    Show marketing remark (746 chars)

    Great Location, Charm and Character! This cozy home is located in the small rural town of La Crosse, Virginia. With original hardwood floors, new windows and a large lot, new exterior paint and shutters, this home has tons of character and offers 2 bedrooms, with a potential for a 3rd bedroom on the first floor, with the added feature of two bathrooms, one each level. There is a galley style kitchen with stainless steel appliances, laundry area with washer and dryer included, along with a back porch for added storage. And being sold-as, seller will offer a home warranty with a full price offer. All viewings and offers will need proof of funds or pre-qualification. Call your Realtor representative for all questions, to view and purchase.

25. 2025-06-06
    listed $124,900 Active 746-char remark

    Show marketing remark (746 chars)

    Great Location, Charm and Character! This cozy home is located in the small rural town of La Crosse, Virginia. With original hardwood floors, new windows and a large lot, new exterior paint and shutters, this home has tons of character and offers 2 bedrooms, with a potential for a 3rd bedroom on the first floor, with the added feature of two bathrooms, one each level. There is a galley style kitchen with stainless steel appliances, laundry area with washer and dryer included, along with a back porch for added storage. And being sold-as, seller will offer a home warranty with a full price offer. All viewings and offers will need proof of funds or pre-qualification. Call your Realtor representative for all questions, to view and purchase.

26. 2025-02-06
    status Pending
27. 2024-12-10
    price $154,000
28. 2024-05-22
    listed $162,000 Active
29. 2024-04-16
    soldstatus $84,000
30. 2019-10-02
    soldstatus $27,000
31. 2007-12-17
    soldstatus $29,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 16 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: $16,518
• − Mortgage interest: −$7,831
• − Property taxes: −$2,097
• − Insurance: −$699
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,067
• Taxable loss: −$819
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,652/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 — La Crosse

• Score: 68/100
• State rank: #263
• US rank: #9219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Crosse, VA
• Population (ZIP): 3,732

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 58% Black 32% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 3.92%
• Current HPI: 220.1067
• 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

+384.7% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $143,000 BRIGHT MLS
• 2026-05-11 Price Changed $143,500 BRIGHT MLS
• 2026-04-27 Price Changed $144,000 BRIGHT MLS
• 2026-04-13 Listed $149,000 BRIGHT MLS
• 2025-08-07 Sold (Public Records) $120,000 Public Records
• 2025-08-07 Sold (Public Records) $120,000 Public Records
• 2025-08-07 Sold (MLS) $120,000 RVLG
• 2025-06-28 Pending — RVLG
• 2025-06-06 Listed $124,900 RVLG
• 2025-02-06 Pending — RVLG
• 2024-12-10 Price Changed $154,000 RVLG
• 2024-05-22 Listed $162,000 RVLG
• 2024-04-16 Sold (Public Records) $84,000 Public Records
• 2019-10-02 Sold (Public Records) $27,000 Public Records
• 2007-12-17 Sold (Public Records) $29,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $113 · +0.0% YoY. Source: county tax records.