17052 Hopeton Rd · Parksley, VA 23421

$89,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 9 Days on market

Built 1965 5,662 sqft 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! This 2-bedroom, 1 bath sits on a generous yard priced under 100k. Both bedrooms are located upstairs on the second floor. The property offers excellent potential for renovation or rental income. Ample outdoor space provides room to expand, garden, or create a backyard oasis. Perfect opportunity for savvy buyers of flippers looking to add value. Property sold As-Is. Don't wait schedule your private tour today.

Key facts

• Ample outdoor space
• Generous yard
• Backyard oasis

Tags

• GENEROUS YARD
• AMPLE OUTDOOR SPACE
• BACKYARD OASIS

Property features AI

Exterior

• Parking: Open parking; Driveway (no garage)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank
• Home design: Residential farm property; One and one-half stories; Fixer condition
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other type); No cooling
• Interior features: Window coverings and treatments; Electric water heater; Range; Dishwasher; Refrigerator; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $90k).

Location & tenants

• Location reads 67/100 on livability (#302 in VA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, health & safety F.
• Accomack County Public School District (rural): math 44% / reading 59% proficiency, ranked #99 of 131 in VA (top 76%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 181 units permitted in Accomack County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Accomack County population projected at -14% 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1965 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.7

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $481
• Equity at exit: $13,404

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $19,690
• Equity at exit: $7,773

Cash invested: $25,172 (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 23421

• Home prices YoY: -7.7%
• Active inventory: 75
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $237

Break-even live

Break-even rent $678

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $288	-5% $262	+0% $237	+5% $211	+10% $186
Rent	-10% $160	-5% $198	+0% $237	+5% $275	+10% $314
Rate	-1.0pp $282	-0.5pp $260	base $237	+0.5pp $214	+1.0pp $190

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $89,900 Active 9 DOM
2. 2026-06-21
   days on market $89,900 Active 8 DOM
3. 2026-06-18
   days on market $89,900 Active 6 DOM
4. 2026-06-17
   days on market $89,900 Active 5 DOM
5. 2026-06-16
   days on market $89,900 Active 4 DOM
6. 2026-06-15
   days on market $89,900 Active 3 DOM
7. 2026-06-15
   days on market $89,900 Active 2 DOM
8. 2026-06-12
   remarks 430-char remark
9. 2026-06-12
   listed $89,900 Active 1 DOM

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$415/yr (+$35/mo · 128.6%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,736
• − Mortgage interest: −$5,036
• − Property taxes: −$323
• − Insurance: −$450
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,615
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,498/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: Accomack County Public School District
• NCES district ID: 5100060
• Math proficiency: 44% ▼ -36.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $40,348
• Composite: 43.05/100
• National rank: #3096
• State rank: #99 of 131 in VA

Livability — Parksley

• Score: 67/100
• State rank: #302
• US rank: #10817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,917

Population outlook (Accomack County) Hauer SSP2

• Today (2025): 32,072 people
• By 2030: 31,425 · -2.0%
• By 2040: 29,685 · -7.4%
• By 2050: 27,748 · -13.5%
• By 2075: 23,396 · -27.1%
• By 2100: 18,774 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 43% White 41% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 8% Cuban 1%
• Common ancestry: Hispanic 5% Slovak 1% Lithuanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 78% English-only · Spanish 12% French/Haitian/Cajun 10%

Political lean MEDSL · Accomack

• 2024 margin: R (+13.3) · D 43.0% · R 56.3%
• 2008→2024 swing: -11.9pp toward R · 2008: -1.4pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+9.4 2016: R+11.7 2012: R+3.5 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.17%
• Current HPI: 157.2771
• 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

1 event — show timeline

• 2026-06-12 Listed $89,900 ESAR

Property tax history

+2.0%/yr

Latest (2025): $323 · +10.3% YoY. Source: county tax records.