1085 Renrut Rd · Brodnax, VA 23920

$265,000

4 bd · 3.0 ba · 2,280 sqft · SingleFamily public records · 14 Days on market

Built 2007 4.83 ac lot

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks

Looking for a home that checks all the boxes for peaceful rural living? 1085 Renrut Rd delivers space, comfort, and country charm - all at an affordable price! This property is move-in ready and full of space, this beautifully maintained home sits on 4.83 acres and offers 2,280 square feet of comfortable living. Inside, you'll find 3 bedrooms, 3 full bathrooms, a BONUS room, a formal living room, formal dining room, and a cozy family room featuring a gas fireplace. The spacious primary suite includes a private retreat or office area, walk-in closet, and an oversized bath. Enjoy an open kitchen with abundant granite countertop space, ample cabinetry, and room for entertaining. Laminate, viny

Key facts

• 4.83 acres
• Gas fireplace
• Open kitchen

Tags

• 4.83 ACRES
• GAS FIREPLACE
• OPEN KITCHEN
• GRANITE COUNTERTOP SPACE
• JACK AND JILL BATHROOM
• BACKUP GAS GENERATOR

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Private well water; Septic tank sewer
• Home design: One-level home; Manufactured home (modular on frame)
• Construction: Vinyl siding; Composition roof
• Exterior features: Front porch; Side porch; Has view; Storage structure on property; Generator

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher
• Bedrooms: Total rooms: 7
• Flooring: Tile; Vinyl; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closets; Granite counters; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (33.6% below list).
• Recommended offer: $176k (33.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#403 in VA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• Lunenburg County Public School District (rural): math 33% / reading 60% proficiency, ranked #110 of 131 in VA (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lunenburg Middle (math 23% / reading 63%, grade D-, #288 of 342 statewide, top 85%, 332 students, 98% FRL) — zoned schools average 98% FRL vs 60% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 25 units permitted in Lunenburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Lunenburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $20k; list at $265k implies a 1225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $175,838 (33.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.28×
• Total profit: $20,508
• Equity at exit: $119,637

10-year hold

• IRR: 7.9%
• Equity multiple: 2.20×
• Total profit: $88,752
• Equity at exit: $184,751

Cash invested: $74,200 (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 23920

• Home prices YoY: 3.3%
• Active inventory: 23
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-184

Break-even live

Break-even rent $1,992

Max offer price $232,447

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-05
   days on market $265,000 Active 14 DOM
2. 2026-06-03
   days on market $265,000 Active 13 DOM
3. 2026-06-02
   days on market $265,000 Active 12 DOM
4. 2026-06-01
   days on market $265,000 Active 11 DOM
5. 2026-05-31
   days on market $265,000 Active 10 DOM
6. 2026-05-31
   days on market $265,000 Active 9 DOM
7. 2026-05-21
   listed $265,000 Active
8. 2025-11-20
   historical
9. 2025-09-28
   listed $284,000 Active
10. 2025-09-28
    listed $284,000 Active
11. 2025-03-08
    listed $299,000 Active
12. 2007-12-12
    soldstatus $20,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$1,294/yr (+$108/mo · 147.1%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,101
• − Mortgage interest: −$14,844
• − Property taxes: −$879
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$7,709
• Taxable loss: −$7,033
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-523/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: Lunenburg County Public School District
• NCES district ID: 5102310
• Math proficiency: 33% ▼ -41.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $37,728
• Composite: 38.6/100
• National rank: #4162
• State rank: #110 of 131 in VA

Livability — Brodnax

• Score: 62/100
• State rank: #403
• US rank: #16750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,080

Population outlook (Lunenburg County) Hauer SSP2

• Today (2025): 11,367 people
• By 2030: 10,757 · -5.4%
• By 2040: 9,464 · -16.7%
• By 2050: 8,329 · -26.7%
• By 2075: 6,292 · -44.6%
• By 2100: 4,575 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 33% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Lunenburg

• 2024 margin: Strong R (+22.8) · D 38.3% · R 61.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -3.5pp · 2024: -22.8pp
• All cycles: 2024: R+22.8 2020: R+18.6 2016: R+17.6 2012: R+5.0 2008: R+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.03%
• Current HPI: 93.8737
• 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

+1225.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $265,000 RVLG
• 2025-11-20 Listing Removed — BRIGHT MLS
• 2025-09-28 Listed $284,000 RVLG
• 2025-09-28 Listed $284,000 BRIGHT MLS
• 2025-03-08 Listed $299,000 SCAR
• 2007-12-12 Sold (Public Records) $20,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $879 · +12.1% YoY. Source: county tax records.