312 Hutcheson Ave · Chase City, VA 23924

$165,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 102 Days on market

Built 1985 0.30 ac lot $181/sqft · 58% above area Est $110k · 50% over

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Why this score? — see what drove the D 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 +13.9/30.0
• Appreciation +6.0/10.0
• Schools +5.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

Key facts

• Spacious kitchen
• Fenced in backyard
• Energy efficiency

Tags

• REMODELED HOME
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• FENCED IN BACKYARD
• ENERGY EFFICIENCY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $18 ($220/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 $147k (11.1% below list).
• Recommended offer: $147k (11.1% 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; 2 comparable units currently listed for rent nearby; 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 + $3k 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, 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 102 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $165k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $146,659 (11.1% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $110,330
• List price: $165,000
• Delta: 49.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W 3rd St	0.52mi	3/1.0 (+1)	920 (+1%)	4mo	$85,000	$92	65
308 N Washington St	0.66mi	2/1.0	880 (-3%)	8mo	$30,000	$34	57
322 Virginia Ave	0.44mi	2/1.0	832 (-9%)	15mo	$105,000	$126	53
226 N Washington St	0.61mi	1/1.0 (-1)	940 (+3%)	10mo	$79,000	$84	52
437 Monroe St	0.60mi	2/1.0	996 (+10%)	8mo	$89,000	$89	50
945 W 2nd St	0.47mi	3/1.0 (+1)	864 (-5%)	21mo	$105,000	$122	47
805 W 2nd St	0.40mi	3/2.0 (+1)	1,019 (+12%)	23mo	$96,000	$94	33
236 W Fifth St	0.75mi	3/1.0 (+1)	1,016 (+12%)	23mo	$25,000	$25	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.1%
• Equity multiple: 1.28×
• Total profit: $12,834
• Equity at exit: $65,434

10-year hold

• IRR: 8.7%
• Equity multiple: 2.19×
• Total profit: $54,764
• Equity at exit: $94,498

Cash invested: $46,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $18

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $75	+0% $18	+5% $-39	+10% $-96
Rent	-10% $-98	-5% $-40	+0% $18	+5% $76	+10% $134
Rate	-1.0pp $101	-0.5pp $60	base $18	+0.5pp $-24	+1.0pp $-68

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
761 W 5th St Chase City, VA	3.0	1.0	1040	$1,300	$1.25	16d	1	0.65mi
1035 Roark St Chase City, VA	2.0	1.0	892	$1,800	$2.02	16d	1	1.46mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $165,000 Pending 102 DOM
2. 2026-06-05
   days on market $165,000 Active 100 DOM
3. 2026-06-03
   days on market $165,000 Active 99 DOM
4. 2026-06-02
   days on market $165,000 Active 98 DOM
5. 2026-05-31
   days on market $165,000 Active 109 DOM
6. 2026-05-31
   days on market $165,000 Active 108 DOM
7. 2026-05-19
   status Active 711-char remark

   Show marketing remark (711 chars)

   Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

8. 2026-05-09
   status Pending 711-char remark

   Show marketing remark (711 chars)

   Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

9. 2026-04-28
   status Active 711-char remark

   Show marketing remark (711 chars)

   Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

10. 2026-04-28
    price $165,000 711-char remark

    Show marketing remark (711 chars)

    Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

11. 2026-03-07
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

12. 2026-02-06
    price $174,990 711-char remark

    Show marketing remark (711 chars)

    Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

13. 2026-01-16
    price $184,900 711-char remark

    Show marketing remark (711 chars)

    Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

14. 2025-12-11
    listed $199,900 Active 711-char remark

    Show marketing remark (711 chars)

    Beautifully remodeled 2 bedroom, 1 bath home located in a quiet area of Chase City. This move-in ready home features all-new flooring, insulation, sheetrock, paint, and more. Enjoy an open-concept layout with a spacious kitchen that offers a convenient work island, perfect for meal prep and entertaining. The fenced in backyard provides privacy and space for pets or outdoor activities. Situated on a dead-end road with no thru-traffic, this home offers added peace and quiet. Additional highlights include a newly enhanced energy efficiency with new insulation. Owner financing is available - contact Listing Agent for details. Charming neighborhood and a beautifully updated home. .. this one is a must-see!!

15. 2024-10-08
    soldstatus $42,000
16. 2020-10-21
    historical
17. 2019-10-22
    listed $54,900
18. 2009-03-10
    soldstatus $50,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $17,599
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,800
• Taxable loss: −$2,559
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $834/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

• Census place: Chase City, VA
• 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

+230.0% since first listed

12 events — show timeline

• 2026-05-19 Relisted — RVLG
• 2026-05-09 Pending — RVLG
• 2026-04-28 Relisted — RVLG
• 2026-04-28 Price Changed $165,000 RVLG
• 2026-03-07 Pending — RVLG
• 2026-02-06 Price Changed $174,990 RVLG
• 2026-01-16 Price Changed $184,900 RVLG
• 2025-12-11 Listed $199,900 RVLG
• 2024-10-08 Sold (Public Records) $42,000 Public Records
• 2020-10-21 Listing Removed — CVRMLS
• 2019-10-22 Listed $54,900 CVRMLS
• 2009-03-10 Sold (Public Records) $50,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.