6321 Cherrydale Dr · Eastville, VA 23310

$115,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 74 Days on market

Built 1960 1.00 ac lot $128/sqft · 21% above area Est $95k · 21% over ↓ 8% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being sold as-is, where-is, including all items attached to the home. Offering 3 bedrooms, with one currently in the process of being converted into a bathroom, this home is full of potential. An unfinished fixer-upper, this is a great opportunity to bring your vision to life and create a space that truly reflects your style. Whether you're looking to renovate, invest, or design your dream home, the possibilities here are endless. MLS 3 BR. No current information from the health department,

Key facts

• 1 acre lot
• Built 1960
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#332 in VA) — a middle-class / working-renter tenant base. Strengths: schools A, cost of living A, health & safety B+; Watch: employment C-, amenities F, commute F.
• Northampton County Public School District (rural): math 36% / reading 62% proficiency, ranked #103 of 131 in VA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 336 active listings in the ZIP; 164 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Northampton County population projected at -23% 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1960 — 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 A-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: 1.36% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

• ARV (median comp): $94,687
• List price: $115,000
• Delta: 21.45%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.54×
• Total profit: $17,232
• Equity at exit: $17,147

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $61,043
• Equity at exit: $9,943

Cash invested: $32,200 (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 23310

• Active inventory: 336
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $564

Break-even live

Break-even rent $849

Max offer price $115,000

Occupancy floor 59%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 74 DOM
2. 2026-06-18
   days on market $115,000 Active 73 DOM
3. 2026-06-17
   days on market $115,000 Active 72 DOM
4. 2026-06-16
   days on market $115,000 Active 71 DOM
5. 2026-06-15
   days on market $115,000 Active 70 DOM
6. 2026-06-14
   days on market $115,000 Active 68 DOM
7. 2026-06-12
   days on market $115,000 Active 67 DOM
8. 2026-06-09
   days on market $115,000 Active 64 DOM
9. 2026-06-08
   days on market $115,000 Active 63 DOM
10. 2026-06-07
    days on market $115,000 Active 62 DOM
11. 2026-06-05
    days on market $115,000 Active 60 DOM
12. 2026-06-03
    days on market $115,000 Active 58 DOM
13. 2026-06-02
    days on market $115,000 Active 57 DOM
14. 2026-06-01
    days on market $115,000 Active 56 DOM
15. 2026-05-31
    days on market $115,000 Active 55 DOM
16. 2026-05-30
    days on market $115,000 Active 54 DOM
17. 2026-05-05
    price $115,000 512-char remark

    Show marketing remark (512 chars)

    This property is being sold as-is, where-is, including all items attached to the home. Offering 3 bedrooms, with one currently in the process of being converted into a bathroom, this home is full of potential. An unfinished fixer-upper, this is a great opportunity to bring your vision to life and create a space that truly reflects your style. Whether you're looking to renovate, invest, or design your dream home, the possibilities here are endless. MLS 3 BR. No current information from the health department,

18. 2026-04-07
    listed $125,000 Active 512-char remark

    Show marketing remark (512 chars)

    This property is being sold as-is, where-is, including all items attached to the home. Offering 3 bedrooms, with one currently in the process of being converted into a bathroom, this home is full of potential. An unfinished fixer-upper, this is a great opportunity to bring your vision to life and create a space that truly reflects your style. Whether you're looking to renovate, invest, or design your dream home, the possibilities here are endless. MLS 3 BR. No current information from the health department,

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$711/yr (+$59/mo · 306.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,749
• − Mortgage interest: −$6,442
• − Property taxes: −$232
• − Insurance: −$575
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,345
• Taxable income: $5,155
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $5,531/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: Northampton County Public School District
• NCES district ID: 5102710
• Math proficiency: 36% ▼ -33.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,253
• Composite: 40.63/100
• National rank: #3687
• State rank: #103 of 131 in VA

Livability — Eastville

• Score: 65/100
• State rank: #332
• US rank: #12764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,934

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,838 · -4.6%
• By 2040: 9,696 · -14.6%
• By 2050: 8,764 · -22.9%
• By 2075: 6,885 · -39.4%
• By 2100: 4,891 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Northampton

• 2024 margin: Lean D (+6.2) · D 52.7% · R 46.6%
• 2008→2024 swing: -10.4pp toward R · 2008: 16.5pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+10.6 2016: D+9.3 2012: D+16.4 2008: D+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.64%
• Current HPI: 282.274
• 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

-8.0% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $115,000 ESAR
• 2026-04-07 Listed $125,000 ESAR

Property tax history

-7.7%/yr

Latest (2024): $232 · +18.3% YoY. Source: county tax records.